100 MANHATTAN Ave #1417 · Union City, NJ 07087

$360,000

2 bd · 2.0 ba · 1,043 sqft · Condo · 128 Days on market

$345/sqft · 20% below area Est $450k · 20% under $2052/mo HOA · 53% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Cash flow +1.1/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Enjoy stunning NYC and sunset views from every window of this 2BDRM, 2BTH CORNER residence. Maint/HOA inclds. TAXES, ELECTRIC, HEAT/AC, HOT/COLD WATER. Renovate and design your own home! AS IS sale. The private balcony is the perfect place to escape and relax. This residence offers lots of light, lots of closets, NEW INSULATED NOISE REDUCTION WINDOWS and large living space. Closed kitchen can also be redesigned to open into living room area. The kitchen is equipped with appliances including refrigerator, dishwasher, and electric range. Home features a large primary bedroom with double sized closet, and en suite bathroom with full shower. The second nice sized bedroom offers a large closet and expansive views. The guest bathroom with shower/ soaking tub is centrally located. Combined with brilliant views, this full-service building includes terrific amenities and a coveted location, just minutes to NYC via transportation and a few blocks from Hoboken. Benefit from 24-hour concierge service, outdoor pool, residents lounge, gym, dry cleaner, deli, on-site daycare center, on-site parking and free shuttle to the PATH train station.

Key facts

• Outdoor pool
• Residents lounge
• Private balcony

Tags

• PRIVATE BALCONY
• LARGE LIVING SPACE
• FULL-SERVICE BUILDING
• OUTDOOR POOL
• RESIDENTS LOUNGE
• GYM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $360k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (59.3% below list).
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $147k (59.3% below list) — sets the bar for cash-flow.
• Cap rate 1.4% vs local median 2.3% in Union City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 77/100 on livability (#117 in NJ, #2,998 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: cost of living F.
• Union City School District (suburban): math 15% / reading 36% proficiency, ranked #399 of 472 in NJ (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sara M. Gilmore Academy (math 45% / reading 68%, grade C+, #162 of 1,303 statewide, top 13%, 390 students, 57% FRL); Emerson Middle School (math 15% / reading 40%, grade F, #340 of 431 statewide, top 80%, 1,001 students, 87% FRL); Union City High School (math 12% / reading 35%, grade F, #331 of 399 statewide, top 83%, 3,025 students, 83% FRL).
• Market conditions: Rents flat; 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $3,879/mo this rent would consume 72% of the median local household income ($64k/yr) (locally 6042% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $146,503 (59.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 1.37%
• Cash-on-cash: -17.56%
• DSCR: 0.22
• GRM: 7.7

CMA / ARV

• ARV (median comp): $449,786
• List price: $360,000
• Delta: -19.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.89% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.95×
• Total profit: $95,348
• Equity at exit: $324,317

10-year hold

• IRR: 11.7%
• Equity multiple: 4.40×
• Total profit: $342,311
• Equity at exit: $699,401

Cash invested: $100,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 228
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,879 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$2,052
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $-1,475

Break-even live

Break-even rent $5,747

Max offer price $146,503

Occupancy floor —

Sensitivity live

Price	-10% $-1,227	-5% $-1,351	+0% $-1,475	+5% $-1,600	+10% $-1,724
Rent	-10% $-1,782	-5% $-1,629	+0% $-1,475	+5% $-1,322	+10% $-1,169
Rate	-1.0pp $-1,294	-0.5pp $-1,384	base $-1,475	+0.5pp $-1,569	+1.0pp $-1,664

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Jefferson St Hoboken, NJ	1.0–2.0	1.0–2.0	1001	$5,554	$5.55	0d	7	0.14mi
950 Monroe St Unit 708 Hoboken, NJ	1.0	1.0	750	$3,330	$4.44	26d	1	0.16mi
950 Monroe St Unit 1012 Hoboken, NJ	2.0	2.0	1240	$4,200	$3.39	26d	1	0.16mi
950 Monroe St Unit 1108 Hoboken, NJ	2.0	2.0	1004	$4,350	$4.33	26d	1	0.16mi
950 Monroe St Unit 1013 Hoboken, NJ	1.0	1.0	710	$3,305	$4.65	26d	1	0.16mi
1017 Jefferson St Hoboken, NJ	2.0	1.0	1214	$3,750	$3.09	26d	1	0.17mi
505 Palisade Ave #2 Union City, NJ	1.0	1.0	900	$2,500	$2.78	45d	1	0.19mi
900 Monroe St Hoboken, NJ	1.0–3.0	1.0–2.0	1014	$5,320	$5.25	1d	3	0.20mi
915 Madison St Unit 2C Hoboken, NJ	2.0	2.0	1243	$5,000	$4.02	26d	1	0.21mi
920 Jefferson St #404 Hoboken, NJ	2.0	2.0	1150	$4,800	$4.17	24d	1	0.21mi
905 Monroe St Unit 2/Bdrm Hoboken, NJ	2.0	2.0	1300	$4,450	$3.42	26d	1	0.21mi
905 Monroe St Unit 1/Bdrm 1/Bath Hoboken, NJ	1.0	1.0	800	$3,395	$4.24	26d	1	0.21mi
905 Monroe St Unit 3/bedroom 2/Bath Hoboken, NJ	3.0	2.0	1400	$5,233	$3.74	26d	1	0.21mi
1000 Jefferson St Hoboken, NJ	1.0–2.0	1.0–2.0	965	$5,968	$6.18	1d	13	0.22mi
901 Monroe St Hoboken, NJ	2.0	2.0	1378	$4,729	$3.43	26d	1	0.22mi
1201 Adams St Unit 408 Hoboken, NJ	2.0	2.0	1033	$5,600	$5.42	16d	1	0.22mi
510 New York Ave Unit 2 Union City, NJ	1.0	1.0	800	$1,950	$2.44	26d	1	0.23mi
901 Madison St Unit 5C Hoboken, NJ	2.0	2.0	1085	$4,975	$4.59	26d	1	0.23mi
831 Monroe St #839 Hoboken, NJ	1.0	1.0	700	$4,450	$6.36	22d	1	0.23mi
1130 Grand St Hoboken, NJ	2.0	2.0	1017	$4,871	$4.79	1d	10	0.24mi
824 Madison St Unit 1240948P Hoboken, NJ	1.0	1.0	742	$3,871	$5.22	0d	1	0.24mi
501 9th St #404 Hoboken, NJ	1.0	1.0	756	$3,500	$4.63	13d	1	0.24mi
320 6th St #1 Union City, NJ	3.0	2.0	1200	$3,500	$2.92	22d	1	0.25mi
1101 Grand St Unit 404 Hoboken, NJ	2.0	2.0	962	$4,995	$5.19	24d	1	0.25mi
501 9th St Hoboken, NJ	1.0	1.0	756	$3,450	$4.56	16d	2	0.26mi
800 Jackson St Unit 1006 Hoboken, NJ	2.0	2.0	1100	$5,500	$5.00	4d	1	0.27mi
1300 Grand St #417 Hoboken, NJ	2.0	2.0	1038	$5,100	$4.91	0d	1	0.27mi
1200 Clinton St Hoboken, NJ	1.0–2.0	1.0–2.0	1091	$5,711	$5.23	0d	5	0.28mi
1110 Clinton St #3 Hoboken, NJ	2.0	1.5	1038	$4,200	$4.05	26d	1	0.28mi
401 Bergenline Ave #1 Union City, NJ	2.0	1.0	700	$2,000	$2.86	15d	1	0.28mi
1120 Clinton St Unit 1120 Hoboken, NJ	2.0	2.0	950	$4,000	$4.21	18d	1	0.28mi
800 Madison St Hoboken, NJ	1.0–3.0	1.0–2.0	1249	$4,810	$3.85	1d	1	0.30mi
1 Congress St Unit A4 Jersey City, NJ	1.0	1.0	938	$2,200	$2.35	24d	1	0.30mi
1 Congress St Unit A10 Jersey City, NJ	1.0	1.0	928	$2,300	$2.48	26d	1	0.30mi
406 7th St Union City, NJ	1.0	1.0	800	$1,750	$2.19	15d	1	0.31mi
800 Jefferson St Hoboken, NJ	1.0–2.0	1.0–2.0	957	$4,948	$5.17	1d	3	0.31mi
1331 Grand St Apt 307 Hoboken, NJ	2.0	2.0	1116	$4,450	$3.99	26d	1	0.31mi
1331 Grand St Hoboken, NJ	1.0–2.0	1.0–2.0	933	$4,450	$4.77	9d	2	0.31mi
421 7th St Union City, NJ	2.0	2.0	1280	$3,350	$2.62	0d	1	0.32mi
312 10th St #312 Hoboken, NJ	1.0	1.0	700	$3,450	$4.93	12d	1	0.32mi

HOA detail condo

• Monthly dues: $2,052 · $24,624/yr
• Likely covers: waterelectricpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $360,000 Active 128 DOM
2. 2026-06-18
   days on market $360,000 Active 125 DOM
3. 2026-06-17
   days on market $360,000 Active 124 DOM
4. 2026-06-16
   days on market $360,000 Active 123 DOM
5. 2026-06-15
   days on market $360,000 Active 122 DOM
6. 2026-06-13
   days on market $360,000 Active 120 DOM
7. 2026-06-13
   days on market $360,000 Active 119 DOM
8. 2026-06-09
   days on market $360,000 Active 116 DOM
9. 2026-06-08
   days on market $360,000 Active 115 DOM
10. 2026-06-07
    days on market $360,000 Active 114 DOM
11. 2026-06-04
    days on market $360,000 Active 111 DOM
12. 2026-06-03
    days on market $360,000 Active 110 DOM
13. 2026-06-02
    days on market $360,000 Active 109 DOM
14. 2026-06-01
    days on market $360,000 Active 108 DOM
15. 2026-05-31
    days on market $360,000 Active 107 DOM
16. 2026-02-13
    listed $360,000 Active 1146-char remark

    Show marketing remark (1146 chars)

    Enjoy stunning NYC and sunset views from every window of this 2BDRM, 2BTH CORNER residence. Maint/HOA inclds. TAXES, ELECTRIC, HEAT/AC, HOT/COLD WATER. Renovate and design your own home! AS IS sale. The private balcony is the perfect place to escape and relax. This residence offers lots of light, lots of closets, NEW INSULATED NOISE REDUCTION WINDOWS and large living space. Closed kitchen can also be redesigned to open into living room area. The kitchen is equipped with appliances including refrigerator, dishwasher, and electric range. Home features a large primary bedroom with double sized closet, and en suite bathroom with full shower. The second nice sized bedroom offers a large closet and expansive views. The guest bathroom with shower/ soaking tub is centrally located. Combined with brilliant views, this full-service building includes terrific amenities and a coveted location, just minutes to NYC via transportation and a few blocks from Hoboken. Benefit from 24-hour concierge service, outdoor pool, residents lounge, gym, dry cleaner, deli, on-site daycare center, on-site parking and free shuttle to the PATH train station.

17. 2001-01-29
    historical
18. 2000-10-29
    listed $120,000
19. 2000-10-28
    historical
20. 2000-07-28
    listed $120,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $46,549
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,724
• − Management: −$3,724
• − HOA: −$24,624
• − Depreciation: −$10,473
• Taxable loss: −$23,362
• Est. tax savings @ 24.0%: +$5,607
• After-tax cash flow: $-12,098/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Union City School District
• NCES district ID: 3416380
• Math proficiency: 15% ▼ -19.00%
• Reading proficiency: 36% ▼ -19.00%
• Median HH income: $41,210
• Composite: 21.55/100
• National rank: #8312
• State rank: #399 of 472 in NJ

Livability — Union City

• Score: 77/100
• State rank: #117
• US rank: #2998

Category grades

Amenities A+ Commute A+ Cost of living F Crime C+ Employment C+ Housing C+ Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, NJ
• County: Hudson County · 718,323 people
• City population: 66,463
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 66,463
• Household income: $64,310
• Rent vs Own: 80.9% rent · 19.1% own
• Severe rent burden: 6042.0

Population outlook (Hudson County) Hauer SSP2

• Today (2025): 771,834 people
• By 2030: 818,028 · +6.0%
• By 2040: 907,866 · +17.6%
• By 2050: 994,480 · +28.8%
• By 2075: 1,163,301 · +50.7%
• By 2100: 1,254,703 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 28% White 10% Asian 4% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 8% Cuban 9% Dominican 17%
• Foreign-born: 55% · Canada, Jamaica, China
• Languages at home: 18% English-only · Spanish 74% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Hudson

• 2024 margin: Strong D (+28.1) · D 62.6% · R 34.6% · Other 2.8%
• 2008→2024 swing: -18.7pp toward R · 2008: 46.7pp · 2024: 28.1pp
• All cycles: 2024: D+28.1 2020: D+46.2 2016: D+51.8 2012: D+55.7 2008: D+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.10%
• Current HPI: 597.8126
• Rent YoY: ▲ 0.89%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+200.0% since first listed

5 events — show timeline

• 2026-02-13 Listed $360,000 HCMLS
• 2001-01-29 Listing Removed — HCMLS
• 2000-10-29 Listed $120,000 HCMLS
• 2000-10-28 Listing Removed — HCMLS
• 2000-07-28 Listed $120,000 HCMLS