1717 53RD St #13 · Secaucus, NJ 07047-3015

$149,500

1 bd · 1.0 ba · 623 sqft · Condo public records · 1 Days on market

Built 1971

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Discover the potential of this charming 1 bed 1 bath ground floor condo with assigned parking for one car located in the heart of North Bergen's sought after Racetrack section. This unit offers an efficient layout with an ideal blank canvas for buyers who want to update and customize to their own style. The unbeatable location is the true standout: enjoy quick access to major transit routes, local shopping, neighborhood parks, dining, and everything this vibrant community offers. Whether you're commuting, enjoying the waterfront, or taking advantage of nearby conveniences, this setting delivers everyday ease. The home needs TLC, but the solid bones and functional floor plan make it a perfect opportunity to create value. Priced accordingly to reflect condition. Bring your vision and make this space your own. As is sale no credits or concessions will be provided. Shortsale approval has not been obtained and subject to third party approval. Buyer is responsible for all municipal certificates (C/O, smoke, fire, etc.)

Key facts

• Ground floor condo
• Assigned parking
• Efficient layout

Tags

• GROUND FLOOR CONDO
• ASSIGNED PARKING
• EFFICIENT LAYOUT
• UNBEATABLE LOCATION
• QUICK ACCESS TO TRANSIT
• LOCAL SHOPPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.2% vs local median 2.4% in Secaucus — 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 74/100 on livability (#177 in NJ, #4,695 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities D-, cost of living F, health & safety D-.
• North Bergen School District (suburban): math 12% / reading 37% proficiency, ranked #393 of 472 in NJ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lincoln Elementary School (math 12% / reading 34%, grade F, #926 of 1,303 statewide, top 72%, 1,309 students, 61% FRL); North Bergen High School (math 13% / reading 36%, grade F, #327 of 399 statewide, top 82%, 2,355 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y ago 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.
• Current owner paid $75k; list at $150k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $149,500

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.21%
• DSCR: 1.94
• GRM: 5.4

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: 27.5%
• Equity multiple: 2.56×
• Total profit: $65,210
• Equity at exit: $67,222

10-year hold

• IRR: 28.1%
• Equity multiple: 4.97×
• Total profit: $166,220
• Equity at exit: $103,597

Cash invested: $41,860 (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 07047-3015

• Active inventory: 1
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$784
• Tax from tax record: −$251 /mo · $3,009/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $740

Break-even live

Break-even rent $1,389

Max offer price $149,500

Occupancy floor 63%

Sensitivity live

Price	-10% $825	-5% $782	+0% $740	+5% $698	+10% $655
Rent	-10% $556	-5% $648	+0% $740	+5% $832	+10% $924
Rate	-1.0pp $815	-0.5pp $778	base $740	+0.5pp $701	+1.0pp $662

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5665 John F. Kennedy Blvd North Bergen, NJ	2.0	1.0–2.0	1011	$2,815	$2.78	0d	1	0.31mi
5711 John F. Kennedy Blvd Unit 534 North Bergen, NJ	1.0	1.0	736	$2,607	$3.54	26d	1	0.32mi
5711 John F. Kennedy Blvd Unit 228 North Bergen, NJ	1.0	1.0	736	$2,492	$3.39	26d	1	0.32mi
5711 John F. Kennedy Blvd Unit 234 North Bergen, NJ	1.0	1.0	736	$2,515	$3.42	26d	1	0.32mi
5711 John F. Kennedy Blvd #203 North Bergen, NJ	1.0	1.0	724	$2,469	$3.41	26d	1	0.32mi
5711 John F. Kennedy Blvd #404 North Bergen, NJ	1.0	1.0	736	$2,510	$3.41	26d	1	0.32mi
5711 John F. Kennedy Blvd Unit 304 North Bergen, NJ	1.0	1.0	736	$2,483	$3.37	26d	1	0.32mi
5711 John F. Kennedy Blvd #434 North Bergen, NJ	1.0	1.0	736	$2,561	$3.48	26d	1	0.32mi
5711 Washington St #404 West New York, NJ	1.0	1.0	700	$2,450	$3.50	26d	1	0.38mi
603 55th St Apt 302 West New York, NJ	1.0	1.0	643	$1,900	$2.95	22d	1	0.41mi
5817 Jefferson St #305 West New York, NJ	1.0	1.0	750	$2,250	$3.00	14d	1	0.47mi
5817 Jefferson St Unit 205 West New York, NJ	1.0	1.0	750	$2,250	$3.00	26d	1	0.47mi
5903 Jefferson St #302 West New York, NJ	1.0	1.0	745	$2,250	$3.02	26d	1	0.48mi
120 Park Plaza Dr Unit 3512 Secaucus, NJ	—	1.0	598	$2,100	$3.51	26d	1	0.52mi
100 Park Plaza Dr Secaucus, NJ	2.0	1.0–2.0	885	$3,091	$3.49	0d	9	0.54mi
6112 John F. Kennedy Blvd Unit 3 West New York, NJ	1.0	1.0	620	$1,700	$2.74	19d	1	0.55mi
110 Park Plaza Dr Unit 3208 Secaucus, NJ	1.0	1.0	720	$2,500	$3.47	26d	1	0.57mi
110 Park Plaza Dr Unit 1510 Secaucus, NJ	—	1.0	600	$2,300	$3.83	26d	1	0.57mi
508 51st St West New York, NJ	1.0–2.0	1.0–2.0	910	$3,190	$3.51	0d	10	0.59mi
4901 Bergenline Ave West New York, NJ	1.0–2.0	1.0–2.0	930	$2,744	$2.95	0d	8	0.63mi
5406 Bergenline Ave West New York, NJ	1.0	1.0	500	$1,800	$3.60	23d	1	0.65mi
407 56th St Unit 308 West New York, NJ	1.0	1.5	700	$2,300	$3.29	26d	1	0.74mi
6517 Durham Ave North Bergen, NJ	2.0	1.0	650	$2,400	$3.69	26d	1	0.76mi
318 54th St West New York, NJ	1.0	1.0	618	$2,225	$3.60	11d	2	0.80mi
318 54th St West New York, NJ	1.0	1.0	656	$2,225	$3.39	14d	2	0.80mi
318 54th St Unit 1H West New York, NJ	1.0	1.0	637	$2,250	$3.53	12d	1	0.81mi
5309 Hudson Ave West New York, NJ	2.0	1.0	750	$2,095	$2.79	4d	1	0.84mi
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	45d	1	0.84mi
407 61st St Unit 4 West New York, NJ	2.0	1.0	750	$2,100	$2.80	4d	1	0.86mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	3d	1	0.87mi
6114 Palisade Ave Unit 204 West New York, NJ	1.0	1.0	750	$1,995	$2.66	23d	1	0.91mi
6114 Palisade Ave Unit 204 West New York, NJ	1.0	1.0	750	$1,995	$2.66	26d	1	0.91mi
6109 Monroe Pl Unit 3A West New York, NJ	1.0	1.0	600	$1,800	$3.00	8d	1	0.93mi
7012 Cottage Ave Unit 202 North Bergen, NJ	1.0	1.0	650	$2,000	$3.08	26d	1	0.94mi
304 61st St Unit 2C West New York, NJ	1.0	1.0	684	$2,600	$3.80	26d	1	0.96mi
4701 Park Ave Unit 2B Union City, NJ	1.0	1.0	600	$1,725	$2.88	26d	1	1.00mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	23d	1	1.00mi
6810 Polk St West New York, NJ	1.0–2.0	1.0–2.0	962	$2,400	$2.49	23d	2	1.01mi
5414 Park Ave Unit 31 West New York, NJ	2.0	1.0	750	$2,395	$3.19	26d	1	1.05mi
4914 Park Ave Unit 2F Weehawken, NJ	1.0	1.0	550	$1,990	$3.62	26d	1	1.06mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2025-12-22
   status Under Contract 1028-char remark

   Show marketing remark (1028 chars)

   Discover the potential of this charming 1 bed 1 bath ground floor condo with assigned parking for one car located in the heart of North Bergen's sought after Racetrack section. This unit offers an efficient layout with an ideal blank canvas for buyers who want to update and customize to their own style. The unbeatable location is the true standout: enjoy quick access to major transit routes, local shopping, neighborhood parks, dining, and everything this vibrant community offers. Whether you're commuting, enjoying the waterfront, or taking advantage of nearby conveniences, this setting delivers everyday ease. The home needs TLC, but the solid bones and functional floor plan make it a perfect opportunity to create value. Priced accordingly to reflect condition. Bring your vision and make this space your own. As is sale no credits or concessions will be provided. Shortsale approval has not been obtained and subject to third party approval. Buyer is responsible for all municipal certificates (C/O, smoke, fire, etc.)

2. 2025-12-12
   status Under Contract
3. 2025-12-11
   listed $149,500 Active
4. 2025-12-02
   listed $149,500 Active 1028-char remark

   Show marketing remark (1028 chars)

   Discover the potential of this charming 1 bed 1 bath ground floor condo with assigned parking for one car located in the heart of North Bergen's sought after Racetrack section. This unit offers an efficient layout with an ideal blank canvas for buyers who want to update and customize to their own style. The unbeatable location is the true standout: enjoy quick access to major transit routes, local shopping, neighborhood parks, dining, and everything this vibrant community offers. Whether you're commuting, enjoying the waterfront, or taking advantage of nearby conveniences, this setting delivers everyday ease. The home needs TLC, but the solid bones and functional floor plan make it a perfect opportunity to create value. Priced accordingly to reflect condition. Bring your vision and make this space your own. As is sale no credits or concessions will be provided. Shortsale approval has not been obtained and subject to third party approval. Buyer is responsible for all municipal certificates (C/O, smoke, fire, etc.)

5. 2025-11-28
   historical
6. 2025-11-23
   historical $149,500 1028-char remark

   Show marketing remark (1028 chars)

   Discover the potential of this charming 1 bed 1 bath ground floor condo with assigned parking for one car located in the heart of North Bergen's sought after Racetrack section. This unit offers an efficient layout with an ideal blank canvas for buyers who want to update and customize to their own style. The unbeatable location is the true standout: enjoy quick access to major transit routes, local shopping, neighborhood parks, dining, and everything this vibrant community offers. Whether you're commuting, enjoying the waterfront, or taking advantage of nearby conveniences, this setting delivers everyday ease. The home needs TLC, but the solid bones and functional floor plan make it a perfect opportunity to create value. Priced accordingly to reflect condition. Bring your vision and make this space your own. As is sale no credits or concessions will be provided. Shortsale approval has not been obtained and subject to third party approval. Buyer is responsible for all municipal certificates (C/O, smoke, fire, etc.)

7. 2025-11-13
   price $180,000
8. 2025-10-13
   listed $225,000 Active
9. 2025-01-16
   historical
10. 2024-10-16
    listed $275,000 Active
11. 2003-08-22
    soldstatus $75,000
12. 2003-05-20
    soldstatus $75,000
13. 2003-05-01
    listed $79,000
14. 2003-04-10
    historical
15. 2002-11-27
    listed $79,000
16. 2002-02-26
    soldstatus $46,500
17. 1999-05-30
    historical
18. 1999-02-01
    listed $39,900

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $3,009 · $251/mo
• Projected year-2 tax: $3,366 · $280/mo
• Expected delta: +$357/yr (+$30/mo · 11.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,903
• − Mortgage interest: −$8,374
• − Property taxes: −$3,009
• − Insurance: −$748
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$4,349
• Taxable income: $6,959
• Est. tax owed @ 24.0%: −$1,670
• After-tax cash flow: $7,209/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: North Bergen School District
• NCES district ID: 3411460
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $54,275
• Composite: 21.95/100
• National rank: #8221
• State rank: #393 of 472 in NJ

Livability — Secaucus

• Score: 74/100
• State rank: #177
• US rank: #4695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

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

+274.7% since first listed

18 events — show timeline

• 2025-12-22 Pending — GSMLS
• 2025-12-12 Pending — HCMLS
• 2025-12-11 Listed $149,500 HCMLS
• 2025-12-02 Listed $149,500 GSMLS
• 2025-11-28 Listing Removed — HCMLS
• 2025-11-23 Coming Soon $149,500 GSMLS
• 2025-11-13 Price Changed $180,000 HCMLS
• 2025-10-13 Listed $225,000 HCMLS
• 2025-01-16 Listing Removed — HCMLS
• 2024-10-16 Listed $275,000 HCMLS
• 2003-08-22 Sold (Public Records) $75,000 Public Records
• 2003-05-20 Sold (MLS) $75,000 HCMLS
• 2003-05-01 Listed $79,000 HCMLS
• 2003-04-10 Listing Removed — HCMLS
• 2002-11-27 Listed $79,000 HCMLS
• 2002-02-26 Sold (Public Records) $46,500 Public Records
• 1999-05-30 Listing Removed — HCMLS
• 1999-02-01 Listed $39,900 HCMLS

Property tax history

+2.2%/yr

Latest (2020): $3,009 · +0.1% YoY. Source: county tax records.