95-97 RANDOLPH Ave · Jersey City, NJ 07305

$925,000

12 bd · 4.0 ba · — sqft · MultiFamily · 1 Days on market

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great 4-family located in HOT BL area. 3 of the 4 units have been renovated between 2017-2019. Hot water heaters are brand new 2017 Roof has been repaired 2020. Brand new sewer line from the street to the building 2019. Parking lot paved 2019. Every unit has space for walk in closet. Hardwood floors throughout the entire home. Railroad style 3 bedroom 1 bath plus walk in closet space. Can use 1 bedroom as dining room. Each unit is about 1,100 sqft. Parking lot attached to the property for additional income. Light rail only 2 blocks away and I-95 5 minute drive. 1 unit is coming vacant on March 1 and needs some TLC before renting.

Key facts

• 3 parking spots

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $925k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $537/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $925k).
• Cap rate 9.1% 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); 249 active listings in the ZIP; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $10,811/mo this rent would consume 170% of the median local household income ($77k/yr) (locally 4975% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $925,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 1.17% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 ARLINGTON Ave	0.13mi	12/4.0	—	13mo	$970,000	—	70
251 HALLADAY St	0.62mi	11/4.0 (-1)	—	6mo	$1,370,000	—	49
10 MCDOUGAL St	0.58mi	12/3.0	—	13mo	$1,100,000	—	46
163 ORIENT Ave	0.57mi	11/4.0 (-1)	—	22mo	$920,000	—	38
89 VAN NOSTRAND Ave	0.75mi	11/4.0 (-1)	—	17mo	$760,000	—	34
486 BRAMHALL Ave	0.47mi	12/8.0	—	20mo	$1,700,000	—	33
81 BERGEN Ave	0.70mi	11/7.0 (-1)	—	10mo	$1,300,000	—	29

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-27,820
• Equity at exit: $137,921

10-year hold

• IRR: 5.2%
• Equity multiple: 1.36×
• Total profit: $93,106
• Equity at exit: $79,977

Cash invested: $259,000 (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: 249
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $10,811 high
• Mortgage (P&I): −$4,851
• Tax est. 1.5%: −$1,156 /mo · $13,875/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,270
• Net cashflow: $2,148

Break-even live

Break-even rent $8,092

Max offer price $925,000

Occupancy floor 75%

Sensitivity live

Price	-10% $2,787	-5% $2,468	+0% $2,148	+5% $1,829	+10% $1,509
Rent	-10% $1,294	-5% $1,721	+0% $2,148	+5% $2,575	+10% $3,002
Rate	-1.0pp $2,614	-0.5pp $2,383	base $2,148	+0.5pp $1,909	+1.0pp $1,665

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$10,812
Total (4 units)			$10,811

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   remarks 642-char remark
2. 2026-05-31
   listed $925,000 Active 1 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 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: $129,732
• − Mortgage interest: −$51,814
• − Property taxes: −$13,875
• − Insurance: −$4,625
• − Repairs & maintenance: −$10,379
• − Management: −$10,379
• − Depreciation: −$26,909
• Taxable income: $11,751
• Est. tax owed @ 24.0%: −$2,820
• After-tax cash flow: $22,958/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: 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

+8.8% since first listed

2 events — show timeline

• 2021-02-09 Price Changed $925,000 HCMLS
• 2021-02-09 Price Changed $850,000 HCMLS