57 Ryle Ave · Paterson, NJ 07522

$429,000

6 bd · 4.0 ba · 1,159 sqft · SingleFamily public records · 39 Days on market

1,137 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0
• Schools +1.3/10.0

Listing remarks MLS

Exceptional Opportunity for Investors & Owner-Occupants in Paterson! Welcome to 57 Ryle Ave, a charming multi-family property offering the perfect blend of investment potential and owner-occupied flexibility. this well-located legal two-family home features 3 bedrooms and 2 bathrooms, making it an excellent opportunity for buyers looking to generate rental income while building long-term equity.Whether you are an investor seeking strong rental demand or a homeowner looking to offset your mortgage, this property delivers exceptional value. The property also benefits from its convenient location near local amenities, transportation, and major highways, making it highly attractive to tenants and commuters alike. An added bonus is the very low property taxes, helping maximize affordability and overall investment return.Offering endless possibilities to customize, renovate, or maximize returns. Don't miss your chance to secure this versatile multi-family property with both immediate income potential and future appreciation opportunities. Schedule your showing today!

Key facts

• Transportation
• Investment potential
• Convenient location

Tags

• MULTI-FAMILY PROPERTY
• INVESTMENT POTENTIAL
• OWNER-OCCUPIED FLEXIBILITY
• CONVENIENT LOCATION
• LOCAL AMENITIES
• TRANSPORTATION

Property features AI

Finance

• Financial info: Annual property tax: $4,139

Exterior

• Utilities: Natural gas available and connected; Electricity connected
• Home design: Residential income property; Multi-family

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (32.0% below list).
• Recommended offer: $292k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% in Paterson — 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 69/100 on livability (#293 in NJ) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: schools D, employment D, crime F.
• Paterson Public School District (suburban): math 6% / reading 26% proficiency, ranked #458 of 472 in NJ (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 860 units permitted in Passaic County in 2024 (614 in 5+ unit buildings).
• At $2,916/mo this rent would consume 73% of the median local household income ($48k/yr) (locally 1987% 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 $46k of equity ($3k loan paydown + $43k appreciation (10.0% local appreciation)).
• Passaic County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($416k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $30k; list at $429k implies a 1330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $291,575 (32.0% 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 39 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $199,443
• Equity at exit: $386,477

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $614,132
• Equity at exit: $833,453

Cash invested: $120,120 (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 07522

• Home prices YoY: 9.3%
• Active inventory: 30
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,916 medium
• Mortgage (P&I): −$2,250
• Tax from tax record: −$345 /mo · $4,140/yr
• Insurance: −$179
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-536

Break-even live

Break-even rent $3,595

Max offer price $334,228

Occupancy floor —

Sensitivity live

Price	-10% $-294	-5% $-415	+0% $-536	+5% $-658	+10% $-779
Rent	-10% $-767	-5% $-652	+0% $-536	+5% $-421	+10% $-306
Rate	-1.0pp $-320	-0.5pp $-427	base $-536	+0.5pp $-648	+1.0pp $-761

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $429,000 Active 39 DOM
2. 2026-06-18
   days on market $429,000 Active 36 DOM
3. 2026-06-17
   days on market $429,000 Active 35 DOM
4. 2026-06-16
   days on market $429,000 Active 34 DOM
5. 2026-06-15
   days on market $429,000 Active 33 DOM
6. 2026-06-13
   days on market $429,000 Active 31 DOM
7. 2026-06-13
   days on market $429,000 Active 30 DOM
8. 2026-06-09
   days on market $429,000 Active 27 DOM
9. 2026-06-08
   days on market $429,000 Active 26 DOM
10. 2026-06-07
    days on market $429,000 Active 25 DOM
11. 2026-06-04
    days on market $429,000 Active 22 DOM
12. 2026-06-03
    days on market $429,000 Active 21 DOM
13. 2026-06-02
    days on market $429,000 Active 20 DOM
14. 2026-06-01
    days on market $429,000 Active 19 DOM
15. 2026-05-31
    days on market $429,000 Active 18 DOM
16. 2026-05-16
    listed $429,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    Exceptional Opportunity for Investors & Owner-Occupants in Paterson! Welcome to 57 Ryle Ave, a charming multi-family property offering the perfect blend of investment potential and owner-occupied flexibility. this well-located legal two-family home features 3 bedrooms and 2 bathrooms, making it an excellent opportunity for buyers looking to generate rental income while building long-term equity.Whether you are an investor seeking strong rental demand or a homeowner looking to offset your mortgage, this property delivers exceptional value. The property also benefits from its convenient location near local amenities, transportation, and major highways, making it highly attractive to tenants and commuters alike. An added bonus is the very low property taxes, helping maximize affordability and overall investment return.Offering endless possibilities to customize, renovate, or maximize returns. Don't miss your chance to secure this versatile multi-family property with both immediate income potential and future appreciation opportunities. Schedule your showing today!

17. 2026-05-13
    historical $429,000 1082-char remark

    Show marketing remark (1082 chars)

    Exceptional Opportunity for Investors & Owner-Occupants in Paterson! Welcome to 57 Ryle Ave, a charming multi-family property offering the perfect blend of investment potential and owner-occupied flexibility. this well-located legal two-family home features 3 bedrooms and 2 bathrooms, making it an excellent opportunity for buyers looking to generate rental income while building long-term equity.Whether you are an investor seeking strong rental demand or a homeowner looking to offset your mortgage, this property delivers exceptional value. The property also benefits from its convenient location near local amenities, transportation, and major highways, making it highly attractive to tenants and commuters alike. An added bonus is the very low property taxes, helping maximize affordability and overall investment return.Offering endless possibilities to customize, renovate, or maximize returns. Don't miss your chance to secure this versatile multi-family property with both immediate income potential and future appreciation opportunities. Schedule your showing today!

18. 2026-05-13
    listed $429,000 Active

    Show marketing remark (1082 chars)

    Exceptional Opportunity for Investors & Owner-Occupants in Paterson! Welcome to 57 Ryle Ave, a charming multi-family property offering the perfect blend of investment potential and owner-occupied flexibility. this well-located legal two-family home features 3 bedrooms and 2 bathrooms, making it an excellent opportunity for buyers looking to generate rental income while building long-term equity.Whether you are an investor seeking strong rental demand or a homeowner looking to offset your mortgage, this property delivers exceptional value. The property also benefits from its convenient location near local amenities, transportation, and major highways, making it highly attractive to tenants and commuters alike. An added bonus is the very low property taxes, helping maximize affordability and overall investment return.Offering endless possibilities to customize, renovate, or maximize returns. Don't miss your chance to secure this versatile multi-family property with both immediate income potential and future appreciation opportunities. Schedule your showing today!

19. 2015-07-30
    soldstatus $30,000 Sold 175-char remark

    Show marketing remark (175 chars)

    Drastic Price reduction!!! Great start up opportunity. Sold As Is, it may be sold as a package with 51 and 53-55 Ryle Ave. Very motivated Seller, all offers will be presented.

20. 2015-07-30
    soldstatus $30,000 Sold

    Show marketing remark (175 chars)

    Drastic Price reduction!!! Great start up opportunity. Sold As Is, it may be sold as a package with 51 and 53-55 Ryle Ave. Very motivated Seller, all offers will be presented.

21. 2015-07-28
    historical

    Show marketing remark (175 chars)

    Drastic Price reduction!!! Great start up opportunity. Sold As Is, it may be sold as a package with 51 and 53-55 Ryle Ave. Very motivated Seller, all offers will be presented.

22. 2015-07-28
    historical 175-char remark

    Show marketing remark (175 chars)

    Drastic Price reduction!!! Great start up opportunity. Sold As Is, it may be sold as a package with 51 and 53-55 Ryle Ave. Very motivated Seller, all offers will be presented.

23. 2015-06-28
    price $29,857 175-char remark

    Show marketing remark (175 chars)

    Drastic Price reduction!!! Great start up opportunity. Sold As Is, it may be sold as a package with 51 and 53-55 Ryle Ave. Very motivated Seller, all offers will be presented.

24. 2015-06-25
    price $29,857
25. 2015-06-08
    price $39,857 175-char remark

    Show marketing remark (175 chars)

    Drastic Price reduction!!! Great start up opportunity. Sold As Is, it may be sold as a package with 51 and 53-55 Ryle Ave. Very motivated Seller, all offers will be presented.

26. 2015-06-08
    price $39,857

    Show marketing remark (175 chars)

    Drastic Price reduction!!! Great start up opportunity. Sold As Is, it may be sold as a package with 51 and 53-55 Ryle Ave. Very motivated Seller, all offers will be presented.

27. 2015-04-22
    listed $59,857 Active
28. 2015-04-01
    listed $59,857 Active 175-char remark

    Show marketing remark (175 chars)

    Drastic Price reduction!!! Great start up opportunity. Sold As Is, it may be sold as a package with 51 and 53-55 Ryle Ave. Very motivated Seller, all offers will be presented.

29. 1986-12-15
    soldstatus $10,000

ⓘ 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: $4,140 · $345/mo
• Projected year-2 tax: $7,411 · $618/mo
• Expected delta: +$3,271/yr (+$273/mo · 79.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,989
• − Mortgage interest: −$24,031
• − Property taxes: −$4,140
• − Insurance: −$2,942
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − Depreciation: −$12,480
• Taxable loss: −$14,202
• Est. tax savings @ 24.0%: +$3,409
• After-tax cash flow: $-3,029/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: Paterson Public School District
• NCES district ID: 3412690
• Math proficiency: 6% ▼ -12.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $34,365
• Composite: 13.02/100
• National rank: #9568
• State rank: #458 of 472 in NJ

Livability — Paterson

• Score: 69/100
• State rank: #293
• US rank: #8763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paterson, NJ
• County: Passaic County · 360,294 people
• City population: 85,452
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 23,040
• Household income: $48,058
• Rent vs Own: 79.9% rent · 20.1% own
• Severe rent burden: 1987.0

Population outlook (Passaic County) Hauer SSP2

• Today (2025): 525,915 people
• By 2030: 532,160 · +1.2%
• By 2040: 543,670 · +3.4%
• By 2050: 554,326 · +5.4%
• By 2075: 584,728 · +11.2%
• By 2100: 598,978 · +13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% Two or more races 30% Black 28% Asian 7% White 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 26%
• Foreign-born: 34% · Canada, Jamaica, Guatemala
• Languages at home: 43% English-only · Spanish 49% Other Indo-European 7% Arabic 2%

Political lean MEDSL · Passaic

• 2024 margin: Toss-up / Even · D 46.9% · R 49.8% · Other 3.3%
• 2008→2024 swing: -24.6pp toward R · 2008: 21.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+16.5 2016: D+21.8 2012: D+27.3 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.86%
• Current HPI: 411.086
• Rent YoY: —
• 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

+4190.0% since first listed

14 events — show timeline

• 2026-05-16 Listed $429,000 GSMLS
• 2026-05-13 Coming Soon $429,000 GSMLS
• 2026-05-13 Listed $429,000 NJMLS
• 2015-07-30 Sold (MLS) $30,000 NJMLS
• 2015-07-30 Sold (MLS) $30,000 GSMLS
• 2015-07-28 Delisted — GSMLS
• 2015-07-28 Delisted — NJMLS
• 2015-06-28 Price Changed $29,857 NJMLS
• 2015-06-25 Price Changed $29,857 GSMLS
• 2015-06-08 Price Changed $39,857 NJMLS
• 2015-06-08 Price Changed $39,857 GSMLS
• 2015-04-22 Listed $59,857 GSMLS
• 2015-04-01 Listed $59,857 NJMLS
• 1986-12-15 Sold (Public Records) $10,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $4,140 · +4.7% YoY. Source: county tax records.