527-529 34TH St Unit D2 · Union City, NJ 07087

$192,600

1 bd · 1.0 ba · 480 sqft · Condo · 114 Days on market

Good condition $401/sqft · 26% below area Est $262k · 26% under $457/mo HOA · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Appreciation +10.0/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Listing remarks MLS

Renovated condo in excellent location! Quiet street but close to everything. Features new kitchen and bathroom, beautiful hardwood floors, and is only 10-15 minutes from Lincoln Tunnel into Manhattan. Close to stores, restaurants, public transportation, schools, and houses of worship.

Key facts

• New kitchen
• New bathroom
• Renovated condo

Tags

• RENOVATED CONDO
• NEW KITCHEN
• NEW BATHROOM
• HARDWOOD FLOORS
• EXCELLENT LOCATION
• CLOSE TO STORES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $193k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-43 ($-512/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (3.2% below list).
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $175k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 2.3% in Union 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 (#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.
• Market conditions: Rents flat; 226 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 41% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $54k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $175,266 (9.0% 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. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 7.3

CMA / ARV

• ARV (median comp): $261,582
• List price: $192,600
• Delta: -26.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.89% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.82×
• Total profit: $97,900
• Equity at exit: $173,509

10-year hold

• IRR: 19.7%
• Equity multiple: 6.24×
• Total profit: $282,517
• Equity at exit: $374,179

Cash invested: $53,928 (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 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 226
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$1,010
• Tax est. 1.5%: −$241 /mo · $2,889/yr
• Insurance: −$80
• HOA: −$457
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-43

Break-even live

Break-even rent $2,263

Max offer price $186,430

Occupancy floor 97%

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: $48,150
• Closing costs: $5,778
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	43d	1	0.76mi
1 Plaza Dr Secaucus, NJ	—	1.0	300	$3,089	$10.30	24d	1	1.04mi
510 10th St Unit Ground 1 Union City, NJ	—	1.0	360	$1,700	$4.72	13d	1	1.10mi
1217 Washington St Hoboken, NJ	3.0	1.0	547	$3,033	$5.55	4d	3	1.46mi

HOA detail condo

• Monthly dues: $457 · $5,484/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $192,600 Active 114 DOM
2. 2026-06-17
   days on market $192,600 Active 113 DOM
3. 2026-06-16
   days on market $192,600 Active 112 DOM
4. 2026-06-15
   days on market $192,600 Active 111 DOM
5. 2026-06-13
   days on market $192,600 Active 109 DOM
6. 2026-06-13
   days on market $192,600 Active 108 DOM
7. 2026-06-09
   days on market $192,600 Active 105 DOM
8. 2026-06-08
   days on market $192,600 Active 104 DOM
9. 2026-06-07
   days on market $192,600 Active 103 DOM
10. 2026-06-04
    days on market $192,600 Active 100 DOM
11. 2026-06-03
    days on market $192,600 Active 99 DOM
12. 2026-06-02
    days on market $192,600 Active 98 DOM
13. 2026-06-01
    days on market $192,600 Active 97 DOM
14. 2026-05-31
    days on market $192,600 Active 96 DOM
15. 2026-02-25
    listed $192,600 Active 285-char remark

    Show marketing remark (285 chars)

    Renovated condo in excellent location! Quiet street but close to everything. Features new kitchen and bathroom, beautiful hardwood floors, and is only 10-15 minutes from Lincoln Tunnel into Manhattan. Close to stores, restaurants, public transportation, schools, and houses of worship.

16. 2026-02-23
    listed $192,600 Active 253-char remark

    Show marketing remark (253 chars)

    "Renovated condo in excellent location! Features new kitchen and bathroom, beautiful hardwood floors, and is only 10-15 minutes from Lincoln Tunnel into Manhattan. Close to stores, restaurants, public transportation, schools, and houses of worship.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,512
• − Mortgage interest: −$10,789
• − Property taxes: −$2,889
• − Insurance: −$963
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$5,484
• − Depreciation: −$5,603
• Taxable loss: −$3,457
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $318/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 75/100 Cosmetic rehab

This renovated condo is in excellent condition with new kitchen and bathroom, hardwood floors, and is conveniently located near Manhattan.

Value-add opportunities

• Both Paint interior walls — Neutral paint can be updated to a more modern color scheme
• Both Replace kitchen faucet — Modern faucet can enhance the kitchen's appearance
• Both Install new light fixtures — Light fixtures can improve the home's ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Neutral paint can be updated to a more modern color scheme ↑
• Both Replace kitchen faucet — Modern faucet can enhance the kitchen's appearance ↑
• Both Install new light fixtures — Light fixtures can improve the home's ambiance 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: 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

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 · 718,323 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: 80.9% rent · 19.1% own
• Severe rent burden: 6042.0

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 (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
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+0.0% since first listed

2 events — show timeline

• 2026-02-25 Listed $192,600 NJMLS
• 2026-02-23 Listed $192,600 HCMLS