181 Long Hill Rd · Great Notch, NJ 07424

$325,000

1 bd · 1.5 ba · — sqft · Townhouse · 14 Days on market

$878/mo HOA · 36% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• $878 HOA
• Community pool
• Listed 14 days

Property features AI

Finance

• HOA & community: Monthly association fee of $878; Community amenities include tennis courts and a pool; Building name: Inwood

Exterior

• Home design: Residential stock cooperative (co-op)
• Exterior features: Pets allowed

Interior

• Kitchen: Equipped with dishwasher, microwave, range/oven, and refrigerator
• Bedrooms: No basement
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Microwave; Range / Oven; Refrigerator; Hardwood floors

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (52.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (24.2% below list).
• Recommended offer: $155k (52.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Passaic Valley Regional High School District #1 (suburban): math 23% / reading 45% proficiency, ranked #271 of 472 in NJ (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 860 units permitted in Passaic County in 2024 (614 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Passaic County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,575 (52.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 1.94%
• Cash-on-cash: -15.53%
• DSCR: 0.31
• GRM: 11.0

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Long Hill Rd Unit 8-12	0.14mi	1/1.0	—	1mo	$335,800	—	78
181 Long Hill Rd Unit 2-8	0.17mi	1/1.0	—	2mo	$330,000	—	76
181 Long Hill Rd Unit K-5	0.02mi	2/2.5 (+1)	—	4mo	$408,000	—	75
6 Cliff Rd Unit D2	0.51mi	2/2.0 (+1)	—	2mo	$665,000	—	56
8 Cliff Rd Unit B3	0.53mi	2/2.0 (+1)	—	1mo	$640,000	—	55
7 Cliff Rd Unit D3	0.50mi	2/2.0 (+1)	—	3mo	$665,000	—	55
8 Quartz Way	0.58mi	2/2.0 (+1)	—	1mo	$780,000	—	53
12 Quartz Way	0.57mi	2/2.0 (+1)	—	1mo	$749,900	—	53
22 Cedarwood Ter	0.63mi	2/2.5 (+1)	—	2mo	$560,000	—	48
3 Slate Ct Unit D-1	0.72mi	2/2.0 (+1)	—	1mo	$681,000	—	47
141 Wedgewood Dr #18	0.73mi	2/2.0 (+1)	—	0mo	$540,000	—	46
3 Slate Ct #707	0.72mi	2/2.0 (+1)	—	2mo	$680,000	—	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -45.9%
• Equity multiple: -0.40×
• Total profit: $-127,100
• Equity at exit: $48,459

10-year hold

• IRR: -82.6%
• Equity multiple: -1.25×
• Total profit: $-204,924
• Equity at exit: $28,100

Cash invested: $91,000 (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 07424

• Active inventory: 42
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$878
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-1,178

Break-even live

Break-even rent $3,954

Max offer price $154,575

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Long Hill Rd Little Falls, NJ	1.0–2.0	1.0	725	$2,365	$3.26	1d	3	0.34mi
10 Lower Notch Rd Woodland Park, NJ	2.0	2.0	1370	$3,300	$2.41	1d	1	0.37mi
1 Colonial Dr Unit 1B Little Falls, NJ	1.0	1.0	—	$1,900	—	11d	1	0.44mi
3 Capalbo Ave Little Falls Township, NJ	2.0	1.0	—	$2,701	—	1d	1	0.52mi
79 Lower Notch Rd #1 Little Falls, NJ	2.0	1.0	850	$2,300	$2.71	1d	1	0.53mi
8 Quarry Dr Unit C1 Woodland Park, NJ	2.0	2.0	1738	$3,900	$2.24	1d	1	0.53mi
200 E Main St Little Falls, NJ	1.0	1.0	—	$2,400	—	1d	1	0.68mi
2 Cedar Grove Rd Unit 4 Little Falls Township, NJ	2.0	1.0	—	$2,450	—	1d	1	0.85mi
114 E Main St Unit 1 Little Falls Township, NJ	2.0	1.5	—	$2,600	—	1d	1	0.89mi
39 Wilmore Rd Unit 2 Little Falls Township, NJ	2.0	1.0	850	$2,500	$2.94	1d	1	1.10mi
44 Main St Little Falls, NJ	1.0–2.0	1.0–2.0	863	$2,625	$3.04	1d	4	1.28mi
565 Grove St Unit D-8 Clifton, NJ	1.0	1.0	—	$1,725	—	24d	1	1.32mi
605 Grove St Unit D4 Clifton, NJ	1.0	1.0	—	$2,500	—	24d	1	1.35mi
213 Overmount Ave Woodland Park, NJ	1.0–2.0	1.0	912	$2,090	$2.29	1d	2	1.38mi
1108 McBride Ave Unit 4 Woodland Park, NJ	1.0	1.0	—	$2,200	—	24d	1	1.40mi
968 McBride Ave Woodland Park, NJ	2.0	1.0	—	$2,200	—	10d	1	1.42mi
178 E Lindsley Rd Unit 2 Cedar Grove, NJ	2.0	1.0	—	$3,200	—	15d	1	1.43mi
51 Haverhill Ave Apt 2 Woodland Park, NJ	2.0	1.0	—	$2,400	—	4d	1	1.45mi
1040 McBride Ave Unit 4 Woodland Park, NJ	1.0	1.0	—	$1,900	—	1d	1	1.45mi

HOA detail

• Monthly dues: $878 · $10,536/yr

Listing history 9 events

1. 2026-06-18
   days on market $325,000 Active 14 DOM
2. 2026-06-17
   days on market $325,000 Active 13 DOM
3. 2026-06-16
   days on market $325,000 Active 12 DOM
4. 2026-06-15
   days on market $325,000 Active 11 DOM
5. 2026-06-13
   days on market $325,000 Active 9 DOM
6. 2026-06-13
   days on market $325,000 Active 8 DOM
7. 2026-06-09
   days on market $325,000 Active 5 DOM
8. 2026-06-08
   days on market $325,000 Active 4 DOM
9. 2026-06-07
   listed $325,000 Active 3 DOM

ⓘ 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 6/10 Major 7 d/yr ≥100°F today · 14 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: $29,563
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − HOA: −$10,536
• − Depreciation: −$9,455
• Taxable loss: −$19,863
• Est. tax savings @ 24.0%: +$4,767
• After-tax cash flow: $-9,366/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: Passaic Valley Regional High School District #1
• NCES district ID: 3412570
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $78,223
• Composite: 32.13/100
• National rank: #5799
• State rank: #271 of 472 in NJ

Livability — Great Notch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Great Notch, NJ
• County: Passaic County · 360,294 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,085
• Household income: $105,050
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 835.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 24% Two or more races 10% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 1% Dominican 4%
• Common ancestry: Romanian 5% Armenian 3% Iranian 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Arabic 8% Other Indo-European 4%

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: ▼ -202.53%
• Current HPI: 278.7888
• 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

-98.6% since first listed

34 events — show timeline

• 2026-06-03 Listed $325,000 NJMLS
• 2026-01-30 Listed $415,000 NJMLS
• 2025-10-02 Sold (MLS) $335,000 GSMLS
• 2025-08-21 Pending — GSMLS
• 2025-08-07 Rental Removed $1,600 SHOWMOJO
• 2025-08-06 Listed $310,000 GSMLS
• 2025-07-30 Listed for Rent $1,600 SHOWMOJO
• 2025-07-10 Sold (MLS) $466,000 NJMLS
• 2025-06-09 Contingent — NJMLS
• 2025-05-27 Pending — NJMLS
• 2025-05-21 Listed $409,000 NJMLS
• 2025-04-22 Sold (MLS) $390,000 NJMLS
• 2025-01-27 Contingent — NJMLS
• 2025-01-16 Rental Removed $2,400 NJMLS
• 2025-01-11 Listed for Rent $2,400 NJMLS
• 2024-10-11 Sold (MLS) $290,000 GSMLS
• 2024-08-24 Pending — GSMLS
• 2024-08-09 Listed $250,000 GSMLS
• 2022-01-21 Sold (MLS) $245,000 NJMLS
• 2021-10-11 Contingent — NJMLS
• 2021-09-14 Listed $249,999 NJMLS
• 2020-03-06 Sold (MLS) $205,000 GSMLS
• 2019-12-03 Delisted — GSMLS
• 2019-10-28 Sold (MLS) $292,000 GSMLS
• 2019-09-18 Listed $220,000 GSMLS
• 2019-09-10 Delisted — GSMLS
• 2019-08-14 Sold (MLS) $315,450 GSMLS
• 2019-07-22 Price Changed $298,000 GSMLS
• 2019-06-12 Price Changed $305,000 GSMLS
• 2019-05-03 Listed $309,900 GSMLS
• 2015-10-02 Sold (MLS) $175,000 GSMLS
• 2015-08-26 Delisted — GSMLS
• 2015-06-24 Listed $184,900 GSMLS
• 1984-07-01 Sold (Public Records) $22,793,693 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,155,284 · +4.9% YoY. Source: county tax records.