936 E 19Th St · Paterson, NJ 07501-3614

$719,000

9 bd · 3.9 ba · — sqft · MultiFamily · 23 Days on market

Built 1930 3,484 sqft lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Legal 3 family home with driveway and plenty of additional parking

Key facts

• 3,484 sq ft lot
• 10 garage spots
• Built 1930

Property features AI

Finance

• Financial info: Three-unit property; Reported net operating income: 0; Reported gross operating income: 0; Reported total operating expenses: 0; Unit rents listed (each): $9,999 with $9,999 security deposit; leases expire November 1, 2026

Exterior

• Parking: 10 parking spaces; 10 garage spaces; Garage (see remarks)
• Security: Smoke detectors in each unit; Carbon monoxide detectors in each unit; Fire alarm system in each unit
• Utilities: Electric service; Natural gas service; Public sewer; Public water
• Home design: Three-story multi-unit building
• Construction: Aluminum siding; Asphalt shingle roof; Year built: approximate
• Exterior features: Deck; Open porch(es); Blacktop driveway

Interior

• Kitchen: Each unit has an eat-in kitchen; Gas range/oven in each unit
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms; Unit 3: 3 bedrooms
• Bathrooms: 4 full bathrooms total; Unit 1: 1 bathroom; Unit 2: 1 bathroom; Unit 3: 1 bathroom
• Heating & cooling: Three heating units; Baseboard hot water and steam radiators; Natural gas heating
• Interior features: Full walkout basement
• Laundry & utility: Owner pays water for each unit; tenants pay electric and gas

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $719k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative. Per door: $-29/mo.
• To cash-flow at today's rent, offer at most $707k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $618k (14.0% below list).
• Recommended offer: $618k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% in Paterson — 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 69/100 on livability (#293 in NJ) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: schools D, employment D, crime F.
• Paterson Public School District (suburban): math 6% / reading 26% proficiency, ranked #458 of 472 in NJ (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 860 units permitted in Passaic County in 2024 (614 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($5k loan paydown + $22k 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 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($708k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $196k; list at $719k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $618,100 (14.0% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 E 22nd St	0.28mi	9/4.0	—	2mo	$790,000	—	73
880 19th St	0.13mi	8/3.0 (-1)	—	4mo	$740,000	—	70
25 Oak St	0.41mi	9/4.0	—	2mo	$780,000	—	66
28 17th Ave	0.31mi	9/3.0	—	8mo	$649,000	—	63
1048 22nd St	0.33mi	8/4.5 (-1)	—	3mo	$630,000	—	63
776 22nd St	0.41mi	9/3.0	—	2mo	$800,000	—	63
23 Oak St	0.42mi	8/3.0 (-1)	—	2mo	$710,000	—	58
58 Park Ave	0.54mi	8/4.0 (-1)	—	3mo	$690,000	—	54
718 18th St	0.44mi	8/3.0 (-1)	—	9mo	$670,000	—	51
610 Main St	0.66mi	10/3.0 (+1)	—	1mo	$490,000	—	47
471-473 E 31st St	0.67mi	8/3.5 (-1)	—	7mo	$715,000	—	44
259 Marshall St	0.70mi	10/3.0 (+1)	—	7mo	$720,000	—	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.40×
• Total profit: $81,239
• Equity at exit: $323,294

10-year hold

• IRR: 9.8%
• Equity multiple: 2.48×
• Total profit: $297,107
• Equity at exit: $498,234

Cash invested: $201,320 (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 07501-3614

• Active inventory: 2
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $6,181 high
• Mortgage (P&I): −$3,771
• Tax est. 1.5%: −$899 /mo · $10,785/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,298
• Net cashflow: $-86

Break-even live

Break-even rent $6,290

Max offer price $706,576

Occupancy floor 96%

Sensitivity live

Price	-10% $411	-5% $163	+0% $-86	+5% $-334	+10% $-583
Rent	-10% $-574	-5% $-330	+0% $-86	+5% $158	+10% $402
Rate	-1.0pp $276	-0.5pp $97	base $-86	+0.5pp $-272	+1.0pp $-462

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$6,180
Total (3 units)			$6,181

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: $179,750
• Closing costs: $21,570
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $719,000 Active 23 DOM
2. 2026-06-18
   days on market $719,000 Active 20 DOM
3. 2026-06-18
   remarks 66-char remark
4. 2026-06-18
   listed $719,000 Active 19 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 ≥100°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,172
• − Mortgage interest: −$40,275
• − Property taxes: −$10,785
• − Insurance: −$3,595
• − Repairs & maintenance: −$5,934
• − Management: −$5,934
• − Depreciation: −$20,916
• Taxable loss: −$13,267
• Est. tax savings @ 24.0%: +$3,184
• After-tax cash flow: $2,154/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: Paterson Public School District
• NCES district ID: 3412690
• Math proficiency: 6% ▼ -12.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $34,365
• Composite: 13.02/100
• National rank: #9568
• State rank: #458 of 472 in NJ

Livability — Paterson

• Score: 69/100
• State rank: #293
• US rank: #8763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paterson, 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

+266.8% since first listed

2 events — show timeline

• 2026-05-29 Listed $719,000 GSMLS
• 2014-10-22 Sold (MLS) $196,000 GSMLS