102 Federal Hill Rd #102 · Pompton Lakes, NJ 07442-2039

$300,000

2 bd · 2.0 ba · 1,078 sqft · Condo · 13 Days on market

Built 1987 Good condition $306/mo HOA · 12% 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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +4.5/5.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Welcome to this spacious 2 bedroom, 2 full bath, condo located on the first floor in Pompton Village. The open floor plan flows effortlessly from the living room through the dining area, into a kitchen with stainless steel appliances and granite countertops. The large primary bedroom suite features a private bath, and walk-in closet with built-ins. While the second bedroom, hall bath, and laundry room complete the easy one-level living. Newer washer, dryer, and a/c units plus freshly painted walls make it move-in ready. Outside you'll enjoy the park-like setting from your patio while being close to major highways, shopping, restaurants, and NYC transportation. This is the perfect location t

Key facts

• Open floor plan
• Private bath
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• PRIVATE BATH
• WALK-IN CLOSET
• PARK-LIKE SETTING

Property features AI

Finance

• HOA & community: Monthly association fee of $306; One-time additional fee of $612; HOA covers common area and exterior maintenance, sewer fees, snow removal, and trash collection; Pets allowed; Community living

Exterior

• Parking: 1 parking space; Additional assigned blacktop parking
• Utilities: Electric service; Public water; Public sewer
• Home design: First floor unit / one-floor unit; Located on first floor; Brown exterior color
• Construction: Approximate year built
• Exterior features: Patio; Brick and vinyl siding; Asphalt shingle roof; No easement

Interior

• Kitchen: Dishwasher; Microwave; Electric range/oven; Refrigerator; Not an eat-in kitchen
• Bedrooms: Master bedroom on 1st floor with full bath and walk-in closet; Additional bedroom on first floor
• Flooring: Carpeting; Laminate; Tile
• Bathrooms: Two full bathrooms; Master bath with stall shower
• Heating & cooling: Electric baseboard heat; Wall A/C unit(s)
• Interior features: Carbon monoxide detector; Fire extinguisher; Intercom; Smoke detector; Walk-in closet
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry room on first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-329 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (13.5% below list).
• Recommended offer: $252k (15.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 90/100 on livability (#1 in NJ, #75 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Pompton Lakes School District (suburban): math 23% / reading 47% proficiency, ranked #249 of 472 in NJ (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 860 units permitted in Passaic County in 2024 (614 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Passaic County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,324 (15.9% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 4.98%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.18×
• Total profit: $15,382
• Equity at exit: $134,893

10-year hold

• IRR: 6.6%
• Equity multiple: 2.01×
• Total profit: $84,527
• Equity at exit: $207,886

Cash invested: $84,000 (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 07442-2039

• Active inventory: 1
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$306
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-329

Break-even live

Break-even rent $3,012

Max offer price $252,324

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
462 Midland Ave Pompton Lakes, NJ	2.0	1.0	1000	$1,950	$1.95	4d	1	0.42mi
21 Lakeside Ave Pompton Lakes, NJ	1.0	1.0	683	$2,300	$3.37	1d	3	0.68mi
261 Wanaque Ave Unit 435 Pompton Lakes, NJ	2.0	1.0	787	$2,850	$3.62	1d	1	0.72mi
261 Wanaque Ave Unit 208 Pompton Lakes, NJ	2.0	1.0	807	$2,695	$3.34	4d	1	0.72mi
261 Wanaque Ave Unit 228 Pompton Lakes, NJ	2.0	1.0	865	$2,795	$3.23	4d	1	0.72mi
261 Wanaque Ave Unit 328 Pompton Lakes, NJ	2.0	1.0	865	$2,995	$3.46	1d	1	0.72mi
1000 Avalon Way Bloomingdale, NJ	1.0–3.0	1.0–2.5	1345	$3,100	$2.30	1d	1	0.78mi
43 Elston Ct #303 Haskell, NJ	2.0	2.0	1148	$2,800	$2.44	1d	1	1.24mi

HOA detail condo

• Monthly dues: $306 · $3,672/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-07
   status Under Contract
2. 2026-04-23
   listed $300,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,136
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − HOA: −$3,672
• − Depreciation: −$8,727
• Taxable loss: −$9,050
• Est. tax savings @ 24.0%: +$2,172
• After-tax cash flow: $-1,782/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 move-in ready 2-bedroom condo is in good condition with modern updates and a park-like setting.

Value-add opportunities

• Both painting the exterior — enhances curb appeal and resale value
• Both upgrading flooring — improves aesthetics and rental appeal
• Both installing new windows — increases natural light and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both painting the exterior — enhances curb appeal and resale value ↑
• Both upgrading flooring — improves aesthetics and rental appeal ↑
• Both installing new windows — increases natural light and energy efficiency ↑

ⓘ 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: Pompton Lakes School District
• NCES district ID: 3413350
• Math proficiency: 23% ▼ -29.00%
• Reading proficiency: 47% ▼ -25.00%
• Median HH income: $89,216
• Composite: 34.0/100
• National rank: #5317
• State rank: #249 of 472 in NJ

Livability — Pompton Lakes

• Score: 90/100
• State rank: #1
• US rank: #75

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pompton Lakes, NJ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-07 Pending — GSMLS
• 2026-04-23 Listed $300,000 GSMLS