100 MANHATTAN Ave #413 · Union City, NJ
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $526 – $976
Heat risk 7/10 · Major
- Hot days now (above 98°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 5 days/yr
- Unhealthy air days in 30 yrs
- 6 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +13.5/15.0
- Appreciation +10.0/10.0
- 1% rule +5.1/10.0
- Schools +4.9/10.0
- Livability +3.9/5.0
- Condition / age +3.8/5.0
- Rent growth +2.7/5.0
- Cash flow +0.4/30.0
- DSCR +0.0/10.0
$340,000
100 MANHATTAN Ave #413 · Union City, NJ 07087
1 bd · 1.0 ba · 888 sqft · Condo
· 57 Days on market
Garage
$383/sqft
· 13% below area
Est $393k · 13% under
$1854/mo HOA · 54% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
I am pleased to present this entirely recently renovated 1BR unit featuring unobstructed NYC skyline views. This turn-key ready home features brand new updates throughout, including new floors, paint, closet doors, and a fully renovated bathroom. The kitchen is complete with new cabinets, Quartz countertops, and stainless-steel appliances. The Doric offers a full suite of amenities and services, including24-hour concierge, On-site deli, daycare, dry cleaners, and ATM, Gym, pool, residents' lounge, and office workspace, Free AM shuttle to the PATH, monthly maintenance conveniently includes heat, hot water, electricity, and taxes. This is the property you have been waiting for.
Key facts
- New cabinets
- 24-hour concierge
- Granite counters
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $340k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
- To cash-flow at today's rent, offer at most $124k (63.4% below list).
- Meets the 1% rule at list price ($3k rent vs $340k).
- Recommended offer: $124k (63.4% below list) — sets the bar for cash-flow.
- Cap rate 1.0% vs local median 3.1% in Union City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
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: Sara M. Gilmore Academy (math 45% / reading 68%, grade C+, #162 of 1,303 statewide, top 13%, 390 students, 57% FRL); Emerson Middle School (math 15% / reading 40%, grade F, #340 of 431 statewide, top 80%, 1,001 students, 87% FRL); Union City High School (math 12% / reading 35%, grade F, #331 of 399 statewide, top 83%, 3,025 students, 83% FRL).
- Market conditions: Rents flat; 287 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
- At $3,436/mo this rent would consume 64% of the median local household income ($64k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- In year one you build about $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 57 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: HOA is 54% of rent.
- 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
$124,467
(63.4% below list)
Questions for the listing agent
- 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?
- It's been on market 57 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.01% ✓
- Cap rate
- 1.04%
- Cash-on-cash
- -18.78%
- DSCR
- 0.16
- GRM
- 8.2
CMA / ARV
- ARV (median comp)
- $392,674
- List price
- $340,000
- Delta
- -13.41%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1112 PARK Ave Unit 2L | 0.45mi | 2/1.0 (+1) | 812 (-9%) | 0mo | $730,000 | $899 | 60 |
| 915 MADISON St Unit 5E | 0.19mi | 2/2.0 (+1) | 1,055 (+19%) | 0mo | $955,000 | $905 | 57 |
| 1425 HUDSON St Unit 10H | 0.75mi | 1/1.0 | 833 (-6%) | 0mo | $878,000 | $1,054 | 55 |
| 207 OGDEN Ave Unit 1L | 0.77mi | 2/2.0 (+1) | 900 (+1%) | 0mo | $525,000 | $583 | 54 |
| 321 BLOOMFIELD St #2 | 0.82mi | 2/2.0 (+1) | 909 (+2%) | 0mo | $842,000 | $926 | 52 |
| 402 GRAND St #202 | 0.62mi | 1/1.0 | 753 (-15%) | 0mo | $455,000 | $604 | 46 |
| 1400 HUDSON St #414 | 0.71mi | 1/1.0 | 775 (-13%) | 0mo | $865,000 | $1,116 | 45 |
| 829 GARDEN St Unit B | 0.54mi | 2/2.0 (+1) | 1,077 (+21%) | 0mo | $774,000 | $719 | 41 |
| 501 ADAMS St Unit 5I | 0.54mi | 2/2.0 (+1) | 1,029 (+16%) | 0mo | $910,000 | $884 | 41 |
| 205 PARK Ave #6 | 0.86mi | 1/1.5 | 770 (-13%) | 0mo | $655,000 | $851 | 41 |
| 450 1ST St #4 | 0.86mi | 1/1.0 | 735 (-17%) | 0mo | $585,000 | $796 | 40 |
| 2200 PATERSON PLANK Rd #11 | 1.36mi | 1/1.0 | 670 (-24%) | 0mo | $255,000 | $381 | 40 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
10.0% appreciation · 0.89% rent growth · sell at horizon
5-year hold
- IRR
- 10.6%
- Equity multiple
- 1.89×
- Total profit
- $84,353
- Equity at exit
- $306,299
10-year hold
- IRR
- 11.2%
- Equity multiple
- 4.28×
- Total profit
- $312,096
- Equity at exit
- $660,545
Cash invested: $95,200 (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.
Active competition Active MLS
- For sale now
- 4 active · 20 under contract
- Median asking
- $495,000 ($481/sqft)
- Median days on market
- 52 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -8.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 07087
- Home prices YoY
- 9.6%
- Rents YoY
- 0.9%
- Active inventory
- 287
- Price-to-rent
- 8.2×
Monthly cashflow live
↻
- Estimated rent
- $3,436 high interval (Pro) →
- Mortgage (P&I)
- −$1,783
- Tax est. 1.5%
- −$425 /mo · $5,100/yr
- Insurance
- −$142
- HOA
- −$1,854
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$721
- Net cashflow
- $-1,490
Break-even live
Break-even rent
$5,321
Max offer price
$124,467
Occupancy floor
—
Sensitivity live
| Price | -10% $-1,255 | -5% $-1,372 | +0% $-1,490 | +5% $-1,607 | +10% $-1,724 |
|---|---|---|---|---|---|
| Rent | -10% $-1,761 | -5% $-1,625 | +0% $-1,490 | +5% $-1,354 | +10% $-1,218 |
| Rate | -1.0pp $-1,318 | -0.5pp $-1,403 | base $-1,490 | +0.5pp $-1,578 | +1.0pp $-1,667 |
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
- $85,000
- Closing costs
- $10,200
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 950 Monroe St Unit 708 Hoboken, NJ | 1.0 | 1.0 | 750 | $3,330 | $4.44 | 73d | 1 | 0.10mi |
| 950 Monroe St Unit 1108 Hoboken, NJ | 2.0 | 2.0 | 1004 | $4,350 | $4.33 | 73d | 1 | 0.10mi |
| 950 Monroe St Unit 1013 Hoboken, NJ | 1.0 | 1.0 | 710 | $3,305 | $4.65 | 73d | 1 | 0.10mi |
| 900 Monroe St Hoboken, NJ | 1.0–3.0 | 1.0–2.0 | 1014 | $4,139 | $4.08 | 0d | 3 | 0.12mi |
| 905 Monroe St Unit 1/Bdrm 1/Bath Hoboken, NJ | 1.0 | 1.0 | 800 | $3,395 | $4.24 | 73d | 1 | 0.15mi |
| 316 2nd St Unit B Union City, NJ | — | 1.0 | 700 | $1,950 | $2.79 | 53d | 1 | 0.16mi |
| 648 Jackson St Unit 1240950P Hoboken, NJ | 1.0 | 1.0 | 742 | $6,914 | $9.32 | 2d | 1 | 0.16mi |
| 931 Madison St Unit 205 Hoboken, NJ | 1.0 | 1.0 | 839 | $3,975 | $4.74 | 31d | 1 | 0.16mi |
| 931 Madison St Unit 308 Hoboken, NJ | 2.0 | 2.0 | 1104 | $4,975 | $4.51 | 3d | 1 | 0.16mi |
| 931 Madison St Unit 307 Hoboken, NJ | 1.0 | 1.0 | 838 | $3,995 | $4.77 | 3d | 1 | 0.16mi |
| 831 Monroe St #839 Hoboken, NJ | 1.0 | 1.0 | 700 | $4,450 | $6.36 | 70d | 1 | 0.17mi |
| 1100 Jefferson St Hoboken, NJ | 1.0–2.0 | 1.0–2.0 | 1004 | $4,118 | $4.10 | 0d | 7 | 0.18mi |
| 824 Madison St Unit 1240948P Hoboken, NJ | 1.0 | 1.0 | 742 | $3,804 | $5.13 | 25d | 1 | 0.18mi |
| 824 Madison St Unit 1587125P Hoboken, NJ | 1.0 | 1.0 | 742 | $4,909 | $6.62 | 2d | 1 | 0.18mi |
| 901 Madison St Unit 5C Hoboken, NJ | 2.0 | 2.0 | 1085 | $4,975 | $4.59 | 73d | 1 | 0.19mi |
| 800 Jackson St Unit 1006/PH6 Hoboken, NJ | 2.0 | 2.0 | 1100 | $5,250 | $4.77 | 28d | 1 | 0.19mi |
| 800 Jackson St Unit 1006 Hoboken, NJ | 2.0 | 2.0 | 1100 | $5,500 | $5.00 | 52d | 1 | 0.19mi |
| 920 Jefferson St #502 Hoboken, NJ | 1.0 | 1.0 | 651 | $3,300 | $5.07 | 59d | 1 | 0.19mi |
| 501 9th St #404 Hoboken, NJ | 1.0 | 1.0 | 756 | $3,500 | $4.63 | 61d | 1 | 0.20mi |
| 501 9th St #604 Hoboken, NJ | 1.0 | 1.0 | 756 | $3,450 | $4.56 | 37d | 1 | 0.20mi |
| 1000 Jefferson St Hoboken, NJ | 1.0–2.0 | 1.0–2.0 | 936 | $3,876 | $4.14 | 0d | 13 | 0.21mi |
| 501 9th St Hoboken, NJ | 1.0 | 1.0 | 756 | $3,450 | $4.56 | 64d | 2 | 0.21mi |
| 456 9th St Unit 1A Hoboken, NJ | 2.0 | 1.0 | 750 | $3,900 | $5.20 | 12d | 1 | 0.21mi |
| 456 9th St #1 Hoboken, NJ | 2.0 | 1.0 | 750 | $4,200 | $5.60 | 25d | 1 | 0.21mi |
| 1 Congress St Unit A4 Jersey City, NJ | 1.0 | 1.0 | 938 | $2,200 | $2.35 | 71d | 1 | 0.22mi |
| 1 Congress St Unit A10 Jersey City, NJ | 1.0 | 1.0 | 928 | $2,300 | $2.48 | 73d | 1 | 0.22mi |
| 801 Monroe St #726 Hoboken, NJ | 2.0 | 2.0 | 1040 | $5,460 | $5.25 | 14d | 1 | 0.22mi |
| 1100 Adams St #513 Hoboken, NJ | 1.0 | 1.0 | 801 | $4,100 | $5.12 | 23d | 1 | 0.23mi |
| 393 New York Ave Unit 2 Jersey City, NJ | 2.0 | 1.0 | 800 | $2,700 | $3.38 | 43d | 1 | 0.23mi |
| 800 Madison St Hoboken, NJ | 1.0–3.0 | 1.0–2.0 | 1249 | $3,658 | $2.93 | 1d | 1 | 0.24mi |
| 818 Jefferson St Unit 4E Hoboken, NJ | 1.0 | 1.0 | 620 | $3,450 | $5.56 | 2d | 1 | 0.24mi |
| 505 Palisade Ave #2 Union City, NJ | 1.0 | 1.0 | 900 | $2,500 | $2.78 | 93d | 1 | 0.25mi |
| 800 Jefferson St Hoboken, NJ | 1.0–2.0 | 1.0–2.0 | 914 | $3,771 | $4.12 | 0d | 5 | 0.26mi |
| 729 Madison St Unit 1C Hoboken, NJ | 2.0 | 2.0 | 993 | $5,000 | $5.04 | 71d | 1 | 0.27mi |
| 510 New York Ave Unit 2 Union City, NJ | 1.0 | 1.0 | 800 | $1,950 | $2.44 | 73d | 1 | 0.28mi |
| 272 Hancock Ave Unit 1 Jersey City, NJ | 2.0 | 1.0 | 800 | $2,600 | $3.25 | 32d | 1 | 0.28mi |
| 1015 Grand St Unit 4F Hoboken, NJ | 1.0 | 1.5 | 550 | $2,900 | $5.27 | 23d | 1 | 0.29mi |
| 314 Webster Ave Unit 2 Jersey City, NJ | 2.0 | 1.0 | 700 | $2,400 | $3.43 | 54d | 1 | 0.29mi |
| 1101 Grand St Unit 404 Hoboken, NJ | 2.0 | 2.0 | 962 | $4,925 | $5.12 | 43d | 1 | 0.29mi |
| 1201 Adams St Unit 408 Hoboken, NJ | 2.0 | 2.0 | 1033 | $5,600 | $5.42 | 64d | 1 | 0.29mi |
Property features AI
Finance
- Other
- Pets allowedAll appliances includedLead paint form: Yes
- HOA & community
- Monthly maintenance fee covers taxes, heat, water, electric, hot water and air conditioningBuilding amenities include community room, elevator, exercise room, pool, shops on premises, storage
Exterior
- Parking
- Garage parking available
- Security
- Doorman
- Utilities
- Hot water included in maintenanceWater and electric included in maintenance
- Home design
- Condominium unit in The Doric
- Construction
- Brick exterior finish
- Exterior features
- Brick exteriorNew York and river viewsNear train, bus, PATH, shopping and parks
Interior
- Kitchen
- One kitchen with refrigerator, microwave, dishwasher, electric oven/range
- Bedrooms
- 1 bedroom (all on level 1)
- Flooring
- Hardwood
- Bathrooms
- 1 full bathroom (on level 1)
- Heating & cooling
- Heat pumpAir conditioning included in maintenance
- Interior features
- Hardwood floorsDishwasherMicrowaveRefrigeratorElectric oven/rangeHeat pump
- Laundry & utility
- Washer/dryer room available in building
HOA detail $1,854/mo · $22,248/yr condo
- Likely covers
- waterelectricpoolgymdoorman
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 46 events
-
2026-08-08days on market $340,000 Active 57 DOM
-
2026-08-06price $340,000 Active 55 DOM
-
2026-08-06days on market $380,000 Active 55 DOM
-
2026-08-05days on market $380,000 Active 54 DOM
-
2026-08-04days on market $380,000 Active 53 DOM
-
2026-08-03days on market $380,000 Active 52 DOM
-
2026-07-31days on market $380,000 Active 49 DOM
-
2026-07-30days on market $380,000 Active 47 DOM
-
2026-07-28days on market $380,000 Active 46 DOM
-
2026-07-26days on market $380,000 Active 44 DOM
-
2026-07-24days on market $380,000 Active 42 DOM
-
2026-07-23days on market $380,000 Active 41 DOM
-
2026-07-22days on market $380,000 Active 40 DOM
-
2026-07-21days on market $380,000 Active 39 DOM
-
2026-07-20days on market $380,000 Active 38 DOM
-
2026-07-18days on market $380,000 Active 36 DOM
-
2026-07-18days on market $380,000 Active 35 DOM
-
2026-07-16days on market $380,000 Active 34 DOM
-
2026-07-15days on market $380,000 Active 33 DOM
-
2026-07-14days on market $380,000 Active 32 DOM
-
2026-07-13days on market $380,000 Active 31 DOM
-
2026-07-13days on market $380,000 Active 30 DOM
-
2026-07-11days on market $380,000 Active 29 DOM
-
2026-07-10days on market $380,000 Active 28 DOM
-
2026-07-09days on market $380,000 Active 27 DOM
-
2026-07-07days on market $380,000 Active 25 DOM
-
2026-07-06days on market $380,000 Active 24 DOM
-
2026-07-06days on market $380,000 Active 23 DOM
-
2026-07-05days on market $380,000 Active 22 DOM
-
2026-07-03days on market $380,000 Active 21 DOM
-
2026-07-02days on market $380,000 Active 20 DOM
-
2026-07-01days on market $380,000 Active 19 DOM
-
2026-06-30days on market $380,000 Active 18 DOM
-
2026-06-29days on market $380,000 Active 17 DOM
-
2026-06-28days on market $380,000 Active 16 DOM
-
2026-06-27days on market $380,000 Active 15 DOM
-
2026-06-26days on market $380,000 Active 14 DOM
-
2026-06-24days on market $380,000 Active 12 DOM
-
2026-06-22days on market $380,000 Active 10 DOM
-
2026-06-21days on market $380,000 Active 9 DOM
-
2026-06-18days on market $380,000 Active 6 DOM
-
2026-06-17days on market $380,000 Active 5 DOM
-
2026-06-16days on market $380,000 Active 4 DOM
-
2026-06-15days on market $380,000 Active 3 DOM
-
2026-06-13remarks 699-char remark
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2026-06-13$380,000 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $41,228
- − Mortgage interest
- −$19,045
- − Property taxes
- −$5,100
- − Insurance
- −$1,700
- − Repairs & maintenance
- −$3,298
- − Management
- −$3,298
- − HOA
- −$22,248
- − Depreciation
- −$9,891
- Taxable loss
- −$23,353
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$5,605
- After-tax cash flow
- $-12,269/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 · 0 photos
75/100
Cosmetic rehab
Est. rehab $4,440–$13,320 screening
This recently renovated 1BR townhouse in Union City, NJ, offers unobstructed NYC skyline views and is move-in ready with a full suite of amenities.
Value-add opportunities
- Both Skyline view upgrades — Enhances both resale and rental appeal ↑
- Both Smart home integration — Improves convenience and marketability ↑
- Both Smart lighting and thermostat — Enhances energy efficiency and comfort ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 49/100
Zoned Schools
Elementary
Sara M. Gilmore Academy
C+
NJ #162/1,303
Nat'l #9,263/41,679
Middle
Emerson Middle School
F
NJ #340/431
Nat'l #9,659/14,009
High
Jose Marti Stem Academy
B-
NJ #48/399
Nat'l #3,148/17,239
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
B
Composite livability gradescore 77/100
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 · 771,834 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
- Severe rent burden
- 12% of renters
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 |
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| Pharmaceuticals | 2 | $153B |
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| Technology | 2 | $21B |
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| Insurance | 2 | $20B |
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| Healthcare | 2 | $19B |
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| Financial Services | 1 | $70B |
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Price history
+27.1% since first listed3 events — show timeline
- 2026-06-12 Listed $380,000 HCMLS
- 2026-04-09 Listing Removed — HCMLS
- 2026-01-16 Listed $299,000 HCMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…