6601 BROADWAY Unit E5 · West New York, NJ 07093

$195,000

1 bd · 1.0 ba · 512 sqft · Condo · 138 Days on market

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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 +19.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +6.1/10.0
• 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

Welcome to this home, this 1 bedroom, 1 bath home is an ideal find for easy city living. The layout maximizes space with a comfortable living area, a spacious bedroom, and a well-maintained bathroom. Bright interiors create a fresh, welcoming feel you’ll love coming home to. Enjoy unbeatable convenience just minutes from shops, restaurants, parks, and public transportation, making commuting a breeze. Whether you’re a first-time buyer, looking to downsize, or adding to your investment portfolio, this property checks all the boxes. Affordable, move-in ready, and located in a highly sought-after area this is an opportunity you don’t want to miss!

Key facts

• Listed 137 days

Property features AI

Finance

• HOA & community: Managed by Broadway Court Condo - Atlantic Management (contact: 201-885-1214)

Exterior

• Parking: No parking
• Home design: Condominium unit
• Construction: Lot #4
• Exterior features: Brick exterior; Near shopping, bus service, parks, and schools

Interior

• Kitchen: One kitchen
• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window A/C; Electric heating; Hot water heat
• Interior features: Refrigerator; Gas oven/range
• Laundry & utility: Shared washer/dryer room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 36% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.
• Current owner paid $101k; list at $195k implies a 93% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 7.3

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-18,161
• Equity at exit: $29,075

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $95
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$81
• HOA est. from 5 same-building comps: −$282
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $219

Break-even live

Break-even rent $1,938

Max offer price $195,000

Occupancy floor 85%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 64th St Unit 10 West New York, NJ	1.0	1.0	550	$1,650	$3.00	24d	1	0.07mi
320 67th St Unit 2 West New York, NJ	2.0	1.0	600	$2,400	$4.00	24d	1	0.14mi
61 65th St West New York, NJ	1.0–2.0	1.0	840	$1,900	$2.26	2d	2	0.18mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	24d	1	0.18mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	24d	1	0.19mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	24d	1	0.19mi
53 64th St #5 West New York, NJ	1.0	1.0	600	$2,150	$3.58	7d	1	0.20mi
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	15d	1	0.22mi
304 61st St Unit 2C West New York, NJ	1.0	1.0	684	$2,600	$3.80	24d	1	0.25mi
6109 Monroe Pl Unit 3A West New York, NJ	1.0	1.0	600	$1,800	$3.00	7d	1	0.25mi
78 69th St Unit 9A Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	5d	1	0.26mi
6114 Palisade Ave Unit 204 West New York, NJ	1.0	1.0	750	$1,995	$2.66	24d	1	0.26mi
6114 Palisade Ave Unit 204 West New York, NJ	1.0	1.0	750	$1,995	$2.66	22d	1	0.26mi
310 70th St Guttenberg, NJ	1.0	1.0	600	$1,850	$3.08	24d	1	0.27mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	13d	1	0.27mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	13d	1	0.27mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	24d	1	0.27mi
14 65th St #12 West New York, NJ	2.0	1.0	600	$2,350	$3.92	7d	1	0.28mi
140 71st St Unit 5 Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	7d	1	0.29mi
401 70th St Unit 1R Guttenberg, NJ	1.0	1.0	525	$1,900	$3.62	4d	1	0.30mi
6515 Boulevard E Unit 10M West New York, NJ	—	1.0	450	$1,800	$4.00	15d	1	0.30mi
6515 JFK Blvd E Unit 2J West New York, NJ	2.0	1.0	750	$2,300	$3.07	24d	1	0.30mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	7d	1	0.30mi
6035 Park Ave West New York, NJ	1.0–2.0	1.0	869	$2,325	$2.68	3d	6	0.31mi
407 61st St Unit 4 West New York, NJ	2.0	1.0	750	$2,100	$2.80	2d	1	0.31mi
6305 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,725	$3.63	7d	2	0.33mi
7111 Palisade Ave North Bergen, NJ	1.0	1.0	602	$1,850	$3.07	24d	2	0.36mi
6810 Polk St West New York, NJ	1.0–2.0	1.0–2.0	962	$2,400	$2.49	22d	2	0.42mi
5907 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,500	$3.33	24d	1	0.42mi
7602 River Rd Unit 302 Guttenberg, NJ	—	1.0	600	$3,100	$5.17	24d	1	0.46mi
7602 River Rd Unit 00 Guttenberg, NJ	—	1.0	600	$2,995	$4.99	24d	1	0.46mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	2d	1	0.47mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	22d	1	0.51mi
11 Ave At Port Imperial West New York, NJ	3.0	1.0–2.0	1047	$4,109	$3.92	1d	12	0.53mi
17 Ave At Port Imperial West New York, NJ	2.0	1.0–2.0	833	$3,960	$4.75	1d	22	0.55mi
9 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	794	$2,570	$3.24	7d	4	0.55mi
4 Ave at Port Imperial West New York, NJ	1.0–3.0	1.0–2.0	1110	$2,680	$2.41	2d	16	0.55mi
55 Riverwalk Pl West New York, NJ	3.0	1.0–2.0	1007	$4,053	$4.02	2d	31	0.55mi
17 Avenue at Port Imperial Unit 911 West New York, NJ	1.0	1.0	709	$3,947	$5.57	24d	1	0.56mi
17 Avenue at Port Imperial Unit 507 West New York, NJ	—	1.0	546	$3,380	$6.19	24d	1	0.56mi

HOA detail condo

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

Listing history 5 events

1. 2026-06-01
   days on market $195,000 Active 138 DOM
2. 2026-05-31
   days on market $195,000 Active 137 DOM
3. 2026-01-14
   listed $195,000 Active
4. 2005-03-11
   soldstatus $101,000
5. 2004-12-31
   listed $110,000

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $3,298 · $275/mo
• Expected delta: +$1,557/yr (+$130/mo · 89.4%)

ⓘ 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: $26,579
• − Mortgage interest: −$10,923
• − Property taxes: −$1,741
• − Insurance: −$975
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − HOA: −$3,384
• − Depreciation: −$5,673
• Taxable loss: −$370
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $2,714/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

+77.3% since first listed

3 events — show timeline

• 2026-01-14 Listed $195,000 HCMLS
• 2005-03-11 Sold (MLS) $101,000 HCMLS
• 2004-12-31 Listed $110,000 HCMLS

Property tax history

+2.0%/yr

Latest (2025): $1,741 · +5.4% YoY. Source: county tax records.