217 44TH St #1 · Union City, NJ 07087

$189,000

1 bd · 1.0 ba · 659 sqft · Condo · 70 Days on market

$417/mo HOA · 17% of rent

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Why this score? — see what drove the C+ 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 +19.0/30.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

Key facts

• Updated kitchen
• Modern bathroom
• High ceilings

Tags

• UPDATED KITCHEN
• MODERN BATHROOM
• HARDWOOD FLOORS
• HIGH CEILINGS
• ON-SITE LAUNDRY
• OPEN-CONCEPT LIVING

Property features AI

Finance

• Other: All appliances and fixtures included; Personal property excluded
• HOA & community: Monthly maintenance fee of $417; Management by Anthony Corporate Real Estate (201-869-9602)

Exterior

• Parking: No parking
• Security: Intercom
• Utilities: Heat included in maintenance; Water included in maintenance; Hot water included in maintenance
• Home design: Condominium unit in the Little Village complex; Entry at level 1
• Construction: Brick exterior
• Exterior features: Brick exterior; Near train, shopping, bus, parks, and schools; Pets allowed

Interior

• Kitchen: Microwave; Refrigerator; Gas oven/range
• Bedrooms: 1 bedroom (level 1)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heat
• Interior features: Intercom; Hardwood floors; Microwave; Refrigerator; Gas oven/range
• Laundry & utility: Building washer/dryer room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.3% in Union City — 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 (#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.
• Market conditions: Rents flat; 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2,433/mo this rent would consume 45% 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $189k implies a 103% gain — meaningful room to come down on a strong offer.

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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 3.09×
• Total profit: $110,816
• Equity at exit: $170,266

10-year hold

• IRR: 22.6%
• Equity multiple: 6.81×
• Total profit: $307,569
• Equity at exit: $367,185

Cash invested: $52,920 (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: 226
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$417
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $199

Break-even live

Break-even rent $2,181

Max offer price $189,000

Occupancy floor 87%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 41st St #1 Union City, NJ	2.0	1.0	553	$2,300	$4.16	17d	1	0.14mi
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	43d	1	0.27mi
4701 Park Ave Unit 2B Union City, NJ	1.0	1.0	600	$1,725	$2.88	24d	1	0.30mi
210 36th St Unit 3L Union City, NJ	1.0	1.0	750	$2,100	$2.80	7d	1	0.32mi
115 37th St Unit 102 Union City, NJ	1.0	1.0	600	$2,500	$4.17	5d	1	0.33mi
4901 Bergenline Ave West New York, NJ	1.0–2.0	1.0–2.0	930	$2,744	$2.95	3d	8	0.37mi
4914 Park Ave Unit 2F Weehawken, NJ	1.0	1.0	550	$1,990	$3.62	24d	1	0.45mi
29 51st St Unit D4 Weehawken Township, NJ	1.0	1.0	750	$2,350	$3.13	24d	1	0.51mi
1300 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	915	$4,320	$4.72	1d	17	0.53mi
5309 Hudson Ave West New York, NJ	2.0	1.0	750	$2,095	$2.79	2d	1	0.54mi
1100 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	924	$4,602	$4.98	1d	20	0.56mi
1500 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	886	$4,015	$4.53	1d	19	0.56mi
900 Ave At Port Imperial Blvd Weehawken, NJ	2.0	1.0–2.0	791	$4,715	$5.96	1d	26	0.57mi
318 54th St West New York, NJ	1.0	1.0	656	$2,225	$3.39	13d	2	0.57mi
318 54th St West New York, NJ	1.0	1.0	618	$2,225	$3.60	10d	2	0.57mi
318 54th St Unit 1H West New York, NJ	1.0	1.0	637	$2,250	$3.53	11d	1	0.58mi
5406 Bergenline Ave West New York, NJ	1.0	1.0	500	$1,800	$3.60	22d	1	0.59mi
231 32nd St Unit 412 Weehawken, NJ	1.0	1.0	683	$2,815	$4.12	7d	1	0.60mi
407 56th St Unit 308 West New York, NJ	1.0	1.5	700	$2,300	$3.29	24d	1	0.65mi
5414 Park Ave Unit 31 West New York, NJ	2.0	1.0	750	$2,395	$3.19	24d	1	0.66mi
25 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	904	$3,200	$3.54	3d	11	0.66mi
603 55th St Apt 302 West New York, NJ	1.0	1.0	643	$1,900	$2.95	20d	1	0.69mi
2709 Bergenline Ave Unit 3B Union City, NJ	1.0	1.0	700	$1,550	$2.21	22d	1	0.70mi
28 Ave At Port Imperial West New York, NJ	2.0	1.0–2.0	838	$4,775	$5.70	1d	48	0.72mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	22d	1	0.72mi
2705 Central Ave Unit 1 Union City, NJ	2.0	1.0	500	$2,300	$4.60	17d	1	0.73mi
221 Jane St #1 Weehawken, NJ	1.0	1.0	600	$2,100	$3.50	22d	1	0.74mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	2d	1	0.75mi
26 Ave At Port Imperial #242 West New York, NJ	1.0	1.0	740	$3,000	$4.05	24d	1	0.76mi
4828 Tonnelle Ave North Bergen, NJ	2.0	1.0–2.0	868	$2,702	$3.11	1d	25	0.76mi
5 Port Imperial Blvd Weehawken Township, NJ	1.0–2.0	1.0–2.0	809	$3,578	$4.42	1d	29	0.79mi
311 Park Ave Weehawken, NJ	1.0	1.0	400	$2,500	$6.25	24d	1	0.86mi
5907 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,500	$3.33	24d	1	0.87mi
5711 Washington St #404 West New York, NJ	1.0	1.0	700	$2,450	$3.50	24d	1	0.87mi
5665 John F. Kennedy Blvd North Bergen, NJ	2.0	1.0–2.0	1011	$2,792	$2.76	2d	1	0.87mi
55 Riverwalk Pl West New York, NJ	3.0	1.0–2.0	1007	$4,053	$4.02	1d	31	0.89mi
5711 John F. Kennedy Blvd Unit 234 North Bergen, NJ	1.0	1.0	736	$2,515	$3.42	24d	1	0.90mi
5711 John F. Kennedy Blvd Unit 304 North Bergen, NJ	1.0	1.0	736	$2,483	$3.37	24d	1	0.90mi
5711 John F. Kennedy Blvd Unit 534 North Bergen, NJ	1.0	1.0	736	$2,607	$3.54	24d	1	0.90mi
5711 John F. Kennedy Blvd #404 North Bergen, NJ	1.0	1.0	736	$2,510	$3.41	24d	1	0.90mi

HOA detail condo

• Monthly dues: $417 · $5,004/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-04-25
   status Under Contract
2. 2026-04-24
   historical Active Under Contract - Attorney Review 402-char remark

   Show marketing remark (402 chars)

   Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

3. 2026-04-15
   price $189,000

   Show marketing remark (402 chars)

   Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

4. 2026-04-15
   price $189,000 402-char remark

   Show marketing remark (402 chars)

   Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

5. 2026-04-06
   status Active 402-char remark

   Show marketing remark (402 chars)

   Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

6. 2026-04-06
   status Back On Market

   Show marketing remark (402 chars)

   Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

7. 2026-01-28
   status Under Contract

   Show marketing remark (402 chars)

   Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

8. 2026-01-28
   historical Active Under Contract 402-char remark

   Show marketing remark (402 chars)

   Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

9. 2025-12-09
   listed $199,000 Active 402-char remark

   Show marketing remark (402 chars)

   Experience the best of convenience and comfort in this beautifully updated 1-bedroom residence in the heart of Union City. Enjoy spacious open-concept living, an upgraded kitchen, a modern bathroom, hardwood floors throughout, and high ceilings, with on-site laundry for added ease. Ideally located just moments from transportation, shopping and dining, and offering a quick, effortless commute to NYC.

10. 2025-12-08
    listed $199,000 Active
11. 2017-02-22
    price $93,000 115-char remark

    Show marketing remark (115 chars)

    Nice apt. , semi-basement unit. High ceiling, big windows, close to shopping, path and Bergenline. Owner motivated!

12. 2017-02-16
    soldstatus $93,000 Sold 115-char remark

    Show marketing remark (115 chars)

    Nice apt. , semi-basement unit. High ceiling, big windows, close to shopping, path and Bergenline. Owner motivated!

13. 2016-12-20
    status Contingent (Deposit Accepted by Owner) 115-char remark

    Show marketing remark (115 chars)

    Nice apt. , semi-basement unit. High ceiling, big windows, close to shopping, path and Bergenline. Owner motivated!

14. 2016-12-18
    price $97,000 115-char remark

    Show marketing remark (115 chars)

    Nice apt. , semi-basement unit. High ceiling, big windows, close to shopping, path and Bergenline. Owner motivated!

15. 2016-11-01
    listed $97,000 Active 115-char remark

    Show marketing remark (115 chars)

    Nice apt. , semi-basement unit. High ceiling, big windows, close to shopping, path and Bergenline. Owner motivated!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°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: $29,190
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − HOA: −$5,004
• − Depreciation: −$5,498
• Taxable loss: −$349
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,467/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

+94.8% since first listed

15 events — show timeline

• 2026-04-25 Pending — HCMLS
• 2026-04-24 Contingent — NJMLS
• 2026-04-15 Price Changed $189,000 HCMLS
• 2026-04-15 Price Changed $189,000 NJMLS
• 2026-04-06 Relisted — NJMLS
• 2026-04-06 Relisted — HCMLS
• 2026-01-28 Pending — HCMLS
• 2026-01-28 Contingent — NJMLS
• 2025-12-09 Listed $199,000 NJMLS
• 2025-12-08 Listed $199,000 HCMLS
• 2017-02-22 Price Changed $93,000 HCMLS
• 2017-02-16 Sold (MLS) $93,000 HCMLS
• 2016-12-20 Pending — HCMLS
• 2016-12-18 Price Changed $97,000 HCMLS
• 2016-11-01 Listed $97,000 HCMLS