305 CATOR Ave Unit 1B · Jersey City, NJ 07305

$189,900

2 bd · 1.0 ba · 715 sqft · Condo · 16 Days on market

Good condition

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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 +21.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +7.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 2-bedroom, 1 full bath condo featuring vinyl plank flooring throughout and generously sized bedrooms. The unit offers a modern open-concept layout, perfect for comfortable living and entertaining. For added convenience, laundry machines are located in the basement. The HOA fee includes water and maintenance of the common areas, making for easy, low-maintenance living. The unit also comes with one assigned parking space. Located in one of Jersey City's most desirable areas, this home is a commuter's dream-just steps from mass transit and within walking distance to the Light Rail. Enjoy the perfect combination of comfort, convenience, and unbeatable location.

Key facts

• Vinyl plank flooring
• Parking
• Listed 16 days

Tags

• VINYL PLANK FLOORING
• MODERN OPEN-CONCEPT LAYOUT
• LAUNDRY MACHINES IN BASEMENT
• ASSIGNED PARKING SPACE
• WALKING DISTANCE TO LIGHT RAIL

Property features AI

Finance

• Other: Personal property excluded from sale
• HOA & community: Water included in HOA/maintenance fee

Exterior

• Parking: Parking for 1 car
• Utilities: Water included in maintenance
• Home design: Condominium / unit (multi-unit building); Lot number 11
• Construction: Lead paint disclosure: Yes
• Exterior features: Stone exterior; Near train

Interior

• Kitchen: One kitchen (basement)
• Bedrooms: 2 bedrooms in the basement
• Bathrooms: 1 full bathroom (basement)
• Heating & cooling: Baseboard heating; Electric service
• Interior features: Microwave; Refrigerator; Gas oven/range
• Laundry & utility: Shared washer/dryer room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 1.8% in Jersey 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 (#116 in NJ, #2,955 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Jersey City Public Schools (urban): math 16% / reading 38% proficiency, ranked #369 of 472 in NJ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 248 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 36% of the median local income ($77k/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 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $187,051 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.20% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,849
• Equity at exit: $28,315

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-484
• Equity at exit: $16,419

Cash invested: $53,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 6 Strongly Tenant-Friendly
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City Jersey City: 6 Strongly Tenant-Friendly · D+34

Rent Control Ordinance covers buildings 4+ units pre-1986.

Methodology + full state rankings →

ZIP-level market 07305

• Rents YoY: 1.6%
• Active inventory: 248
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA est. from 1 same-building comp: −$185
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $297

Break-even live

Break-even rent $1,895

Max offer price $189,900

Occupancy floor 82%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 Danforth Ave Unit 1F Jersey City, NJ	1.0	1.0	600	$1,900	$3.17	24d	1	0.11mi
158 Greenville Ave Unit 1A Jersey City, NJ	2.0	1.0	700	$2,000	$2.86	24d	1	0.14mi
377 Danforth Ave Unit 4 Jersey City, NJ	1.0	1.0	525	$1,820	$3.47	7d	1	0.19mi
5 Van Houten Ave Unit 33 Jersey City, NJ	1.0	1.0	700	$1,895	$2.71	24d	1	0.48mi
144 Old Bergen Rd Unit B4 Jersey City, NJ	1.0	1.0	629	$1,600	$2.54	24d	1	0.53mi
36 Crossgate Rd Unit 1 Jersey City, NJ	2.0	1.0	550	$2,200	$4.00	24d	1	0.57mi
23 University Place Blvd Jersey City, NJ	2.0	1.0–2.0	806	$3,550	$4.40	3d	11	0.63mi
26 University Place Blvd Jersey City, NJ	2.0	1.0–2.0	808	$3,795	$4.69	3d	18	0.68mi
40 Lembeck Ave Unit 202 Jersey City, NJ	2.0	1.0	750	$2,400	$3.20	7d	1	0.71mi
40 Lembeck Ave Unit 204 Jersey City, NJ	1.0	1.0	500	$2,100	$4.20	7d	1	0.71mi
49 Fisk St Jersey City, NJ	1.0–2.0	1.0–2.0	783	$3,853	$4.92	15d	5	0.80mi
187 Culver Ave Jersey City, NJ	1.0–2.0	1.0–2.0	934	$3,550	$3.80	2d	5	0.84mi
1 Mallory Ave Jersey City, NJ	1.0	1.0	437	$2,599	$5.95	17d	4	0.86mi
74 Pollock Ave Jersey City, NJ	2.0	1.0–2.0	824	$2,950	$3.58	4d	5	0.95mi
330 Martin Luther King Dr Unit 402 Jersey City, NJ	1.0	1.0	574	$2,500	$4.36	19d	1	0.97mi
400 Claremont Ave Jersey City, NJ	2.0	1.0–2.0	1392	$3,525	$2.53	5d	22	0.99mi
132 Yale Ave Jersey City, NJ	3.0	1.0–3.0	938	$3,995	$4.26	2d	14	1.11mi
146 Virginia Ave Apt 302 Jersey City, NJ	1.0	1.0	655	$1,795	$2.74	2d	1	1.13mi
111 Mallory Ave Jersey City, NJ	1.0	1.0	380	$1,750	$4.61	24d	1	1.15mi
366 Forrest St Jersey City, NJ	1.0	1.0	600	$2,100	$3.50	8d	1	1.19mi
132 Mallory Ave Jersey City, NJ	1.0	1.0	600	$2,400	$4.00	4d	1	1.20mi
16 Bennett St Jersey City, NJ	1.0–3.0	1.0–2.0	1084	$3,000	$2.77	24d	2	1.21mi
265 Avenue B Unit B Bayonne, NJ	1.0	1.0	650	$1,695	$2.61	15d	1	1.22mi
317 Union St Unit A1 Jersey City, NJ	1.0	1.0	600	$1,895	$3.16	4d	1	1.25mi
397 Union St Jersey City, NJ	3.0	1.0	731	$2,450	$3.35	24d	1	1.30mi
429 Bergen Ave Jersey City, NJ	1.0–2.0	1.0–2.0	916	$2,750	$3.00	22d	1	1.30mi
1058 Avenue C Unit 5 Bayonne, NJ	1.0	1.0	500	$1,650	$3.30	25d	1	1.31mi
252 Clerk St Unit 1 Jersey City, NJ	2.0	1.0	700	$2,000	$2.86	5d	1	1.32mi
1143 John F. Kennedy Blvd Bayonne, NJ	1.0–2.0	1.0	814	$2,500	$3.07	3d	6	1.33mi
608 Bramhall Ave Apt 1LL Jersey City, NJ	2.0	1.0	700	$1,800	$2.57	8d	1	1.39mi
190 Chapel Ave Jersey City, NJ	1.0–3.0	1.0–2.0	1065	$3,755	$3.52	2d	26	1.40mi
294 Clerk St Unit 1 Jersey City, NJ	1.0	1.0	600	$2,150	$3.58	8d	1	1.41mi
262 Clendenny Ave #6 Jersey City, NJ	1.0	1.0	609	$1,550	$2.55	3d	1	1.41mi
165 W 48th St Unit 1 Bayonne, NJ	1.0	1.0	600	$1,795	$2.99	25d	1	1.41mi
179 W 48th St Apt 7 Bayonne, NJ	1.0	1.0	700	$1,850	$2.64	25d	1	1.41mi
12 Monticello Ave Unit 3 Jersey City, NJ	2.0	1.0	750	$2,150	$2.87	24d	1	1.43mi
998 Broadway Bayonne, NJ	2.0	1.0	750	$1,950	$2.60	25d	1	1.45mi
873 Communipaw Ave Jersey City, NJ	1.0–2.0	1.0–2.0	1001	$3,375	$3.37	4d	6	1.49mi
810 Grand St Unit 3rd Jersey City, NJ	1.0	1.0	750	$1,750	$2.33	8d	1	1.50mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-18
   days on market $189,900 Active 16 DOM
2. 2026-06-17
   days on market $189,900 Active 15 DOM
3. 2026-06-16
   days on market $189,900 Active 14 DOM
4. 2026-06-15
   days on market $189,900 Active 13 DOM
5. 2026-06-13
   days on market $189,900 Active 11 DOM
6. 2026-06-13
   days on market $189,900 Active 10 DOM
7. 2026-06-09
   days on market $189,900 Active 7 DOM
8. 2026-06-08
   days on market $189,900 Active 6 DOM
9. 2026-06-07
   days on market $189,900 Active 5 DOM
10. 2026-06-04
    days on market $189,900 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $189,900 Active 1 DOM
12. 2026-06-01
    days on market $199,900 Active 68 DOM
13. 2026-05-31
    days on market $199,900 Active 67 DOM
14. 2026-03-25
    price $199,900

    Show marketing remark (686 chars)

    Beautifully maintained 2-bedroom, 1 full bath condo featuring vinyl plank flooring throughout and generously sized bedrooms. The unit offers a modern open-concept layout, perfect for comfortable living and entertaining. For added convenience, laundry machines are located in the basement.The HOA fee includes water and maintenance of the common areas, making for easy, low-maintenance living. The unit also comes with one assigned parking space.Located in one of Jersey City's most desirable areas, this home is a commuter's dream-just steps from mass transit and within walking distance to the Light Rail. Enjoy the perfect combination of comfort, convenience, and unbeatable location.

15. 2026-03-25
    listed $199,900,000 Active

    Show marketing remark (686 chars)

    Beautifully maintained 2-bedroom, 1 full bath condo featuring vinyl plank flooring throughout and generously sized bedrooms. The unit offers a modern open-concept layout, perfect for comfortable living and entertaining. For added convenience, laundry machines are located in the basement.The HOA fee includes water and maintenance of the common areas, making for easy, low-maintenance living. The unit also comes with one assigned parking space.Located in one of Jersey City's most desirable areas, this home is a commuter's dream-just steps from mass transit and within walking distance to the Light Rail. Enjoy the perfect combination of comfort, convenience, and unbeatable location.

16. 2026-03-25
    listed $199,900 Active 694-char remark

    Show marketing remark (686 chars)

    Beautifully maintained 2-bedroom, 1 full bath condo featuring vinyl plank flooring throughout and generously sized bedrooms. The unit offers a modern open-concept layout, perfect for comfortable living and entertaining. For added convenience, laundry machines are located in the basement.The HOA fee includes water and maintenance of the common areas, making for easy, low-maintenance living. The unit also comes with one assigned parking space.Located in one of Jersey City's most desirable areas, this home is a commuter's dream-just steps from mass transit and within walking distance to the Light Rail. Enjoy the perfect combination of comfort, convenience, and unbeatable location.

17. 2026-03-25
    listed $199,900 Active 686-char remark

    Show marketing remark (686 chars)

    Beautifully maintained 2-bedroom, 1 full bath condo featuring vinyl plank flooring throughout and generously sized bedrooms. The unit offers a modern open-concept layout, perfect for comfortable living and entertaining. For added convenience, laundry machines are located in the basement.The HOA fee includes water and maintenance of the common areas, making for easy, low-maintenance living. The unit also comes with one assigned parking space.Located in one of Jersey City's most desirable areas, this home is a commuter's dream-just steps from mass transit and within walking distance to the Light Rail. Enjoy the perfect combination of comfort, convenience, and unbeatable location.

ⓘ 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 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: $27,254
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$2,220
• − Depreciation: −$5,524
• Taxable income: $714
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $3,391/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-bedroom condo is move-in ready with modern updates and a desirable location. Potential buyers and renters will appreciate the updated kitchen and bathrooms, as well as the curb appeal improvements.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jersey City Public Schools
• NCES district ID: 3407830
• Math proficiency: 16% ▼ -17.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $58,431
• Composite: 24.43/100
• National rank: #7678
• State rank: #369 of 472 in NJ

Livability — Jersey City

• Score: 77/100
• State rank: #116
• US rank: #2955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jersey City, NJ
• County: Hudson County · 718,323 people
• City population: 294,078
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 72,161
• Household income: $76,527
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 4975.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 40% Hispanic / Latino 27% Asian 15% Two or more races 13% White 12%
• Hispanic origin (detail): Puerto Rican 11% Dominican 9%
• Common ancestry: Swedish 1% Hispanic 1% Romanian 1%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 58% English-only · Spanish 21% Tagalog/Filipino 7% 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: ▼ -181.89%
• Current HPI: 299.991
• Rent YoY: ▲ 1.61%
• 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

-99.9% since first listed

4 events — show timeline

• 2026-03-25 Price Changed $199,900 HCMLS
• 2026-03-25 Listed $199,900 GSMLS
• 2026-03-25 Listed $199,900 MOMLS
• 2026-03-25 Listed $199,900,000 HCMLS