7111 PALISADE Ave #1 · Guttenberg, NJ 07047

$199,000

1 bd · 1.0 ba · 458 sqft · Condo public records · 40 Days on market

Built 1920 $434/sqft · 16% below area Est $236k · 16% under $262/mo HOA · 12% 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 +19.1/30.0
• ARV discount +14.5/15.0
• 1% rule +6.4/10.0
• DSCR +6.0/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Excellent location, convenient for NYC commuters, NYC just mins away via bus or ferry. Centrally located near shopping, restaurants & James Braddock Park w/ lake, track, tennis, BBQ & picnic areas, basketball courts, and soccer and children's play grounds. Coin-op laundry room on-site. Don't miss your chance to invest; income producing, low taxes and maintenance!

Key facts

• On-site laundry room
• Sports facilities
• Walking paths

Tags

• TILED DINING AND KITCHEN AREA
• ON-SITE LAUNDRY ROOM
• BIKE STORAGE
• WALKING PATHS
• SPORTS FACILITIES
• RECREATION AREAS

Property features AI

Finance

• Other: Lead paint form: Yes
• HOA & community: Monthly maintenance fee of $262; Maintenance covers heat and water; Managed by Atlantic Management Company (contact: [email protected])

Exterior

• Parking: No parking
• Utilities: Heat included in maintenance; Water included in maintenance
• Home design: Condo/unit (unit 1B)
• Construction: Block construction
• Exterior features: Block exterior; Near train, shopping, bus, parks, and schools; Pets allowed

Interior

• Kitchen: Includes one kitchen
• Bedrooms: 1 bedroom on level 1
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Steam heating; Window A/C
• Interior features: Hardwood floor; Microwave; 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 $199k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.3% in Guttenberg — 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 82/100 on livability (#51 in NJ, #1,253 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A; Watch: schools C-, cost of living F.
• North Bergen School District (suburban): math 12% / reading 37% proficiency, ranked #393 of 472 in NJ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 210 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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 40 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $125k; list at $199k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 1.14% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.3

CMA / ARV

• ARV (median comp): $235,739
• List price: $199,000
• Delta: -15.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.99% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-14,092
• Equity at exit: $29,672

10-year hold

• IRR: 5.6%
• Equity multiple: 1.46×
• Total profit: $25,355
• Equity at exit: $17,206

Cash invested: $55,720 (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 07047

• Home prices YoY: -31.5%
• Rents YoY: 5.0%
• Active inventory: 210
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$83
• HOA: −$262
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $210

Break-even live

Break-even rent $1,999

Max offer price $199,000

Occupancy floor 86%

Sensitivity live

Price	-10% $323	-5% $266	+0% $210	+5% $154	+10% $97
Rent	-10% $31	-5% $120	+0% $210	+5% $299	+10% $389
Rate	-1.0pp $310	-0.5pp $261	base $210	+0.5pp $158	+1.0pp $106

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	748	$2,570	$3.43	0d	2	0.88mi
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	45d	1	1.24mi

HOA detail condo

• Monthly dues: $262 · $3,144/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-17
   days on market $199,000 Active 40 DOM
2. 2026-06-16
   days on market $199,000 Active 39 DOM
3. 2026-06-15
   days on market $199,000 Active 38 DOM
4. 2026-06-13
   days on market $199,000 Active 36 DOM
5. 2026-06-09
   days on market $199,000 Active 32 DOM
6. 2026-06-08
   days on market $199,000 Active 31 DOM
7. 2026-06-07
   days on market $199,000 Active 30 DOM
8. 2026-06-04
   days on market $199,000 Active 27 DOM
9. 2026-06-03
   days on market $199,000 Active 26 DOM
10. 2026-06-02
    days on market $199,000 Active 25 DOM
11. 2026-06-01
    days on market $199,000 Active 24 DOM
12. 2026-05-31
    days on market $199,000 Active 23 DOM
13. 2026-05-08
    listed $199,000 Active 799-char remark
14. 2026-05-08
    historical
15. 2026-01-08
    listed $199,000 Active
16. 2022-02-18
    soldstatus $125,000
17. 2022-02-15
    soldstatus $125,000 Sold

    Show marketing remark (400 chars)

    Calling all investors! Excellent location, convenient for NYC commuters, NYC just mins away via bus or ferry. Centrally located near shopping, restaurants & James Braddock Park w/ lake, track, tennis, BBQ & picnic areas, basketball courts, and soccer and children's play grounds. Coin-op laundry room on-site. Don't miss your chance to invest; income producing, low taxes and maintenance!

18. 2021-12-28
    historical

    Show marketing remark (400 chars)

    Calling all investors! Excellent location, convenient for NYC commuters, NYC just mins away via bus or ferry. Centrally located near shopping, restaurants & James Braddock Park w/ lake, track, tennis, BBQ & picnic areas, basketball courts, and soccer and children's play grounds. Coin-op laundry room on-site. Don't miss your chance to invest; income producing, low taxes and maintenance!

19. 2021-12-08
    listed $125,000 Active

    Show marketing remark (400 chars)

    Calling all investors! Excellent location, convenient for NYC commuters, NYC just mins away via bus or ferry. Centrally located near shopping, restaurants & James Braddock Park w/ lake, track, tennis, BBQ & picnic areas, basketball courts, and soccer and children's play grounds. Coin-op laundry room on-site. Don't miss your chance to invest; income producing, low taxes and maintenance!

20. 2007-05-03
    soldstatus $105,000
21. 2007-02-05
    soldstatus $105,000
22. 2006-03-24
    listed $116,000
23. 2004-03-30
    soldstatus $72,500
24. 2003-11-11
    historical
25. 2003-09-11
    listed $79,900

ⓘ 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: $2,285 · $190/mo
• Projected year-2 tax: $3,620 · $302/mo
• Expected delta: +$1,335/yr (+$111/mo · 58.4%)

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

Taxation est. · year 1

• Rental income: $27,172
• − Mortgage interest: −$11,147
• − Property taxes: −$2,285
• − Insurance: −$995
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$3,144
• − Depreciation: −$5,789
• Taxable loss: −$535
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $2,648/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: North Bergen School District
• NCES district ID: 3411460
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $54,275
• Composite: 21.95/100
• National rank: #8221
• State rank: #393 of 472 in NJ

Livability — Guttenberg

• Score: 82/100
• State rank: #51
• US rank: #1253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hudson County · 718,323 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 61,250
• Household income: $78,911
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 3908.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 26% White 20% Asian 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 12%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 50% · Canada, Jamaica, South Korea
• Languages at home: 27% English-only · Spanish 61% Other Indo-European 4% Arabic 3%

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: ▼ -192.36%
• Current HPI: 419.0283
• Rent YoY: ▲ 4.99%
• 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

+149.1% since first listed

12 events — show timeline

• 2026-05-08 Listing Removed — HCMLS
• 2026-01-08 Listed $199,000 HCMLS
• 2022-02-18 Sold (Public Records) $125,000 Public Records
• 2022-02-15 Sold (MLS) $125,000 HCMLS
• 2021-12-28 Listing Removed — HCMLS
• 2021-12-08 Listed $125,000 HCMLS
• 2007-05-03 Sold (Public Records) $105,000 Public Records
• 2007-02-05 Sold (MLS) $105,000 HCMLS
• 2006-03-24 Listed $116,000 HCMLS
• 2004-03-30 Sold (Public Records) $72,500 Public Records
• 2003-11-11 Listing Removed — HCMLS
• 2003-09-11 Listed $79,900 HCMLS

Property tax history

+1.5%/yr

Latest (2025): $2,285 · +4.6% YoY. Source: county tax records.