4306 KENNEDY Blvd #10 · Union City, NJ 07087

$295,000

2 bd · 1.0 ba · 691 sqft · Condo public records · 10 Days on market

Built 1927 $351/mo HOA · 14% of rent

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Newly renovated 2-bedroom + den. Flooded with natural light in all rooms--master features sunset views over the Meadowlands and living room has NYC views! Hardwood floors, slip/moisture resistant porcelain tiles, new white Shaker cabinets, new stainless steel appliances, and Calacatta Quartz countertops complete this package. Be in NYC in less than 25 mins! NYC buses right outside your door and 6 minute walk from the Light Rail station. Includes a new water heater, office space/den, low maintenance fees, low property taxes, and sits atop a new 5-star coffee shop. Condo currently has exceptional month-to-month tenants in place paying $1745/month who have never been late on rent.

Key facts

• Porcelain tiles
• Nyc views
• Sunset views

Tags

• PRIVATE OFF-STREET PARKING
• SUNSET VIEWS
• NYC VIEWS
• SMART NEST THERMOSTAT
• HARDWOOD FLOORS
• PORCELAIN TILES

Property features AI

Finance

• HOA & community: Monthly maintenance fee of $351; Management by Hunter Homes LLC; Maintenance fee includes water

Exterior

• Parking: Parking for 1 car; Assigned off-street parking rented from the association
• Utilities: Water included in maintenance fee
• Home design: Condominium unit in Townhall Condominium; Located between 43rd and 44th Street in Union City
• Construction: Brick exterior; Lead paint form: Yes
• Exterior features: Brick exterior; New York view; Near bus service; Assigned off-street parking space next to the building (rented from the association)

Interior

• Kitchen: One kitchen; Includes microwave, refrigerator, gas oven/range
• Bedrooms: 2 bedrooms (both on level 1)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (on level 1)
• Heating & cooling: Baseboard heating; Window A/C
• Interior features: Hardwood floors; Microwave; Refrigerator; Gas oven/range
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (14.1% below list).
• Recommended offer: $234k (20.5% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• Zoned schools: Theodore Roosevelt Elementary School (math 12% / reading 31%, grade F, #973 of 1,303 statewide, top 75%, 919 students, 89% FRL); Union Hill Middle School (math 18% / reading 40%, grade F, #321 of 431 statewide, top 77%, 849 students, 91% FRL); Union City High School (math 12% / reading 35%, grade F, #331 of 399 statewide, top 83%, 3,025 students, 83% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents flat; 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $234,470 (20.5% 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. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.86% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 9.7

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: 20.1%
• Equity multiple: 2.62×
• Total profit: $133,797
• Equity at exit: $265,759

10-year hold

• IRR: 17.9%
• Equity multiple: 5.86×
• Total profit: $401,821
• Equity at exit: $573,120

Cash invested: $82,600 (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 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 228
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,535 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$324 /mo · $3,894/yr
• Insurance: −$123
• HOA: −$351
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-343

Break-even live

Break-even rent $2,969

Max offer price $234,470

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-259	+0% $-343	+5% $-426	+10% $-510
Rent	-10% $-543	-5% $-443	+0% $-343	+5% $-243	+10% $-142
Rate	-1.0pp $-194	-0.5pp $-268	base $-343	+0.5pp $-419	+1.0pp $-497

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4901 Bergenline Ave West New York, NJ	1.0–2.0	1.0–2.0	930	$4,445	$4.78	0d	8	0.32mi
121 41st St #1 Union City, NJ	2.0	1.0	553	$2,300	$4.16	19d	1	0.36mi
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	45d	1	0.37mi
508 51st St West New York, NJ	1.0–2.0	1.0–2.0	910	$3,784	$4.16	0d	10	0.41mi
210 36th St Unit 3L Union City, NJ	1.0	1.0	750	$2,100	$2.80	8d	1	0.42mi
4701 Park Ave Unit 2B Union City, NJ	1.0	1.0	600	$1,725	$2.88	26d	1	0.48mi
115 37th St Unit 102 Union City, NJ	1.0	1.0	600	$2,500	$4.17	6d	1	0.49mi
5406 Bergenline Ave West New York, NJ	1.0	1.0	500	$1,800	$3.60	23d	1	0.58mi
603 55th St Apt 302 West New York, NJ	1.0	1.0	643	$1,900	$2.95	22d	1	0.58mi
5309 Hudson Ave West New York, NJ	2.0	1.0	750	$2,095	$2.79	4d	1	0.61mi
318 54th St West New York, NJ	1.0	1.0	618	$2,225	$3.60	11d	2	0.62mi
318 54th St West New York, NJ	1.0	1.0	656	$2,225	$3.39	14d	2	0.62mi
4914 Park Ave Unit 2F Weehawken, NJ	1.0	1.0	550	$1,990	$3.62	26d	1	0.62mi
318 54th St Unit 1H West New York, NJ	1.0	1.0	637	$2,250	$3.53	12d	1	0.63mi
407 56th St Unit 308 West New York, NJ	1.0	1.5	700	$2,300	$3.29	26d	1	0.66mi
231 32nd St Unit 412 Weehawken, NJ	1.0	1.0	683	$2,815	$4.12	8d	1	0.67mi
29 51st St Unit D4 Weehawken Township, NJ	1.0	1.0	750	$2,350	$3.13	26d	1	0.67mi
2705 Central Ave Unit 1 Union City, NJ	2.0	1.0	500	$2,300	$4.60	19d	1	0.69mi
2709 Bergenline Ave Unit 3B Union City, NJ	1.0	1.0	700	$1,550	$2.21	23d	1	0.70mi
5665 John F. Kennedy Blvd North Bergen, NJ	2.0	1.0–2.0	1011	$3,395	$3.36	0d	1	0.74mi
5711 Washington St #404 West New York, NJ	1.0	1.0	700	$2,450	$3.50	26d	1	0.75mi
5711 John F. Kennedy Blvd Unit 234 North Bergen, NJ	1.0	1.0	736	$2,515	$3.42	26d	1	0.77mi
5711 John F. Kennedy Blvd #404 North Bergen, NJ	1.0	1.0	736	$2,510	$3.41	26d	1	0.77mi
5711 John F. Kennedy Blvd Unit 228 North Bergen, NJ	1.0	1.0	736	$2,492	$3.39	26d	1	0.77mi
5711 John F. Kennedy Blvd Unit 534 North Bergen, NJ	1.0	1.0	736	$2,607	$3.54	26d	1	0.77mi
5711 John F. Kennedy Blvd #203 North Bergen, NJ	1.0	1.0	724	$2,469	$3.41	26d	1	0.77mi
5711 John F. Kennedy Blvd Unit 304 North Bergen, NJ	1.0	1.0	736	$2,483	$3.37	26d	1	0.77mi
2626 Grand Ave North Bergen, NJ	1.0	1.0	736	$2,522	$3.42	0d	6	0.78mi
5711 John F. Kennedy Blvd #434 North Bergen, NJ	1.0	1.0	736	$2,561	$3.48	26d	1	0.78mi
5414 Park Ave Unit 31 West New York, NJ	2.0	1.0	750	$2,395	$3.19	26d	1	0.78mi
1300 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	968	$4,984	$5.15	0d	18	0.78mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	3d	1	0.79mi
221 Jane St #1 Weehawken, NJ	1.0	1.0	600	$2,100	$3.50	23d	1	0.81mi
1100 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	924	$6,058	$6.55	0d	19	0.81mi
5817 Jefferson St #305 West New York, NJ	1.0	1.0	750	$2,250	$3.00	14d	1	0.81mi
5817 Jefferson St Unit 205 West New York, NJ	1.0	1.0	750	$2,250	$3.00	26d	1	0.81mi
1500 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	914	$5,249	$5.74	0d	20	0.81mi
900 Ave At Port Imperial Blvd Weehawken, NJ	2.0	1.0–2.0	791	$6,320	$7.98	0d	25	0.82mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	23d	1	0.82mi
5903 Jefferson St #302 West New York, NJ	1.0	1.0	745	$2,250	$3.02	26d	1	0.84mi

HOA detail condo

• Monthly dues: $351 · $4,212/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $295,000 Active 10 DOM
2. 2026-06-18
   days on market $295,000 Active 7 DOM
3. 2026-06-17
   days on market $295,000 Active 6 DOM
4. 2026-06-16
   remarks 526-char remark
5. 2026-06-16
   days on market $295,000 Active 5 DOM
6. 2026-06-16
   remarks 506-char remark
7. 2026-06-16
   listed $295,000 Active 4 DOM

ⓘ 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: $3,894 · $324/mo
• Projected year-2 tax: $5,620 · $468/mo
• Expected delta: +$1,726/yr (+$144/mo · 44.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $30,422
• − Mortgage interest: −$16,525
• − Property taxes: −$3,894
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − HOA: −$4,212
• − Depreciation: −$8,582
• Taxable loss: −$9,133
• Est. tax savings @ 24.0%: +$2,192
• After-tax cash flow: $-1,920/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

+55.3% since first listed

18 events — show timeline

• 2026-06-16 Price Changed $295,000 HCMLS
• 2026-06-15 Price Changed $285,000 HCMLS
• 2026-05-11 Listing Removed — HCMLS
• 2026-05-07 Listed $315,000 HCMLS
• 2021-12-06 Sold (Public Records) $200,000 Public Records
• 2021-11-16 Sold (MLS) $200,000 HCMLS
• 2021-11-16 Sold (MLS) $200,000 NJMLS
• 2021-10-06 Listing Removed — HCMLS
• 2021-10-06 Contingent — NJMLS
• 2021-09-17 Listed $184,900 HCMLS
• 2021-09-17 Listed $184,900 NJMLS
• 2019-05-10 Sold (Public Records) $147,500 Public Records
• 2019-05-07 Sold (MLS) $147,500 HCMLS
• 2019-03-01 Listing Removed — HCMLS
• 2019-03-01 Relisted — HCMLS
• 2019-02-18 Listing Removed — HCMLS
• 2019-02-04 Listed $147,500 HCMLS
• 1995-04-27 Sold (Public Records) $190,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,894 · +3.7% YoY. Source: county tax records.