6414 PARK Ave #14 · West New York, NJ 07093

$205,000

2 bd · 1.0 ba · 459 sqft · Condo public records · 50 Days on market

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Why this score? — see what drove the B- 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own? Welcome Home to this bright, move in ready 2 bedrooms, 1 bath, condo located in the desirable town of West New York. Bus to NYC a few steps from the building. This apartment offers a great layout featuring a welcoming foyer, spacious hallway, and two generously sized bedrooms filled with natural sun light. The living room provides a bright space to relax or entertain and the kitchen is complete with stainless steel appliances: gas stove, refrigerator, dishwasher, refrigerator, microwave plus granite counter tops & beautiful wooden cabinets. Laundry, security system and super on site. 4th floor walkup. Quiet corner unit. Street parking with township discount:

Key facts

• Security system
• Laundry on site
• Granite counter tops

Tags

• RECENTLY RENOVATED
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• BEAUTIFUL WOODEN CABINETS
• LAUNDRY ON SITE
• SECURITY SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 1.5% in West New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#119 in NJ, #3,034 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: schools D+, cost of living F.
• West New York Board Of Education (suburban): math 10% / reading 34% proficiency, ranked #420 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.7%/yr); 259 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,042/mo this rent would consume 83% of the median local household income ($73k/yr) (locally 5546% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.46% ✓
• Cap rate: 19.37%
• Cash-on-cash: 46.71%
• DSCR: 3.08
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 2.88×
• Total profit: $107,891
• Equity at exit: $30,566

10-year hold

• IRR: 49.6%
• Equity multiple: 5.74×
• Total profit: $272,332
• Equity at exit: $17,725

Cash invested: $57,400 (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 07093

• Home prices YoY: -7.6%
• Rents YoY: 2.7%
• Active inventory: 259
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $5,042 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$85
• HOA est. from 1 same-building comp: −$386
• Vacancy / Maint / Mgmt: −$1,059
• Net cashflow: $2,234

Break-even live

Break-even rent $2,214

Max offer price $205,000

Occupancy floor 51%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	794	$7,500	$9.45	7d	4	0.39mi
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	43d	1	0.92mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$9,059	$13.72	24d	4	1.38mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-04-18
   status Under Contract
2. 2026-04-03
   status Active
3. 2026-03-26
   status Under Contract
4. 2026-02-18
   listed $205,000 Active
5. 2026-02-18
   historical
6. 2025-12-08
   listed $215,000 Active
7. 2025-09-03
   historical
8. 2025-06-03
   listed $219,000 Active
9. 2019-04-22
   soldstatus $190,000
10. 2019-03-08
    price $198,000
11. 2019-03-08
    price $190,000
12. 2019-03-08
    soldstatus $190,000 Sold
13. 2019-03-08
    soldstatus $190,000 Sold
14. 2019-02-05
    historical Under Contract
15. 2019-02-05
    historical
16. 2019-01-05
    listed $198,000 Active
17. 2019-01-05
    listed $198,000 Active
18. 2015-08-27
    price $162,000
19. 2008-10-16
    soldstatus $165,000
20. 2008-08-27
    soldstatus $165,000
21. 2008-07-25
    historical
22. 2008-07-01
    listed $165,000
23. 2005-10-01
    soldstatus $145,000
24. 2005-06-14
    soldstatus $145,000
25. 2005-02-10
    listed $154,000
26. 2003-05-12
    soldstatus $58,000
27. 1988-09-16
    soldstatus $50,000

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $2,429 · $202/mo
• Projected year-2 tax: $3,767 · $314/mo
• Expected delta: +$1,338/yr (+$111/mo · 55.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,502
• − Mortgage interest: −$11,483
• − Property taxes: −$2,429
• − Insurance: −$1,025
• − Repairs & maintenance: −$4,840
• − Management: −$4,840
• − HOA: −$4,632
• − Depreciation: −$5,964
• Taxable income: $25,289
• Est. tax owed @ 24.0%: −$6,069
• After-tax cash flow: $20,741/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: West New York Board Of Education
• NCES district ID: 3417580
• Math proficiency: 10% ▼ -19.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $46,745
• Composite: 19.16/100
• National rank: #8824
• State rank: #420 of 472 in NJ

Livability — West New York

• Score: 77/100
• State rank: #119
• US rank: #3034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West New York, NJ
• County: Hudson County · 718,323 people
• City population: 63,758
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 63,758
• Household income: $73,174
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 5546.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 27% White 15% Asian 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 12% Dominican 15%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 58% · Canada, Jamaica, China
• Languages at home: 22% English-only · Spanish 67% Other Indo-European 2% Chinese 2%

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: ▼ -29.80%
• Current HPI: 364.4128
• Rent YoY: ▲ 2.71%
• 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

+310.0% since first listed

27 events — show timeline

• 2026-04-18 Pending — HCMLS
• 2026-04-03 Relisted — HCMLS
• 2026-03-26 Pending — HCMLS
• 2026-02-18 Listing Removed — HCMLS
• 2026-02-18 Listed $205,000 HCMLS
• 2025-12-08 Listed $215,000 HCMLS
• 2025-09-03 Listing Removed — HCMLS
• 2025-06-03 Listed $219,000 HCMLS
• 2019-04-22 Sold (Public Records) $190,000 Public Records
• 2019-03-08 Price Changed $198,000 NJMLS
• 2019-03-08 Price Changed $190,000 NJMLS
• 2019-03-08 Sold (MLS) $190,000 HCMLS
• 2019-03-08 Sold (MLS) $190,000 NJMLS
• 2019-02-05 Contingent — NJMLS
• 2019-02-05 Listing Removed — HCMLS
• 2019-01-05 Listed $198,000 NJMLS
• 2019-01-05 Listed $198,000 HCMLS
• 2015-08-27 Price Changed $162,000 HCMLS
• 2008-10-16 Sold (Public Records) $165,000 Public Records
• 2008-08-27 Sold (MLS) $165,000 HCMLS
• 2008-07-25 Listing Removed — HCMLS
• 2008-07-01 Listed $165,000 HCMLS
• 2005-10-01 Sold (Public Records) $145,000 Public Records
• 2005-06-14 Sold (MLS) $145,000 HCMLS
• 2005-02-10 Listed $154,000 HCMLS
• 2003-05-12 Sold (Public Records) $58,000 Public Records
• 1988-09-16 Sold (Public Records) $50,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,429 · +5.4% YoY. Source: county tax records.