217 44TH St #12 · Union City, NJ 07087

$162,000

1 bd · 1.0 ba · 595 sqft · Condo · 12 Days on market

Built 1930 Fair condition $377/mo HOA · 16% of rent

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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 +26.0/30.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks

Located in the heart of Union City, this spacious 1-bedroom, 1-bath condo offers an excellent opportunity for investors, renovators, or buyers looking to customize a home to their own taste. The unit features a living room and kitchen/dining room combo layout with solid potential, and is in need of rehabilitation and updating. Maintenance includes Heat, Water, Hot Water and Laundry in Basement shared. Conveniently situated near Bergenline Avenue shopping, local restaurants, cafés, parks, schools, and public transportation, with easy access to Jersey City, Hoboken, and New York City. Enjoy being just minutes from buses, light rail connections, major highways, and everyday essentials.

Key facts

• $377 HOA
• Built 1930
• Listed 12 days

Tags

• EASY ACCESS TO JERSEY CITY
• COMMUTER FRIENDLY LOCATION

Property features AI

Finance

• HOA & community: Managed by Anthony Real Estate; Monthly maintenance fee of $340 covering heat and water

Exterior

• Parking: No parking
• Utilities: Water included in maintenance; Heat included in maintenance
• Home design: Built in 1930; Approximate 595 total square feet
• Construction: Brick construction; Built in 1930
• Exterior features: Brick exterior; Near train, shopping, bus, parks, and schools

Interior

• Kitchen: 1 kitchen
• Bedrooms: 1 bedroom (level 2)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiators; Window A/C
• Interior features: Hardwood floors; Radiator heating; Window air conditioning
• Laundry & utility: Shared washer/dryer room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $162k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Cap rate 9.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 45% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $162,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 3.41×
• Total profit: $109,262
• Equity at exit: $145,942

10-year hold

• IRR: 26.1%
• Equity multiple: 7.45×
• Total profit: $292,724
• Equity at exit: $314,730

Cash invested: $45,360 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$377
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $405

Break-even live

Break-even rent $1,894

Max offer price $162,000

Occupancy floor 78%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 41st St #1 Union City, NJ	2.0	1.0	553	$2,300	$4.16	17d	1	0.14mi
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	44d	1	0.27mi
4701 Park Ave Unit 2B Union City, NJ	1.0	1.0	600	$1,725	$2.88	24d	1	0.30mi
210 36th St Unit 3L Union City, NJ	1.0	1.0	750	$2,100	$2.80	7d	1	0.32mi
115 37th St Unit 102 Union City, NJ	1.0	1.0	600	$2,500	$4.17	5d	1	0.33mi
4901 Bergenline Ave West New York, NJ	1.0–2.0	1.0–2.0	930	$2,744	$2.95	3d	8	0.37mi
4914 Park Ave Unit 2F Weehawken, NJ	1.0	1.0	550	$1,990	$3.62	24d	1	0.45mi
29 51st St Unit D4 Weehawken Township, NJ	1.0	1.0	750	$2,350	$3.13	24d	1	0.51mi
1300 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	915	$4,320	$4.72	2d	17	0.53mi
5309 Hudson Ave West New York, NJ	2.0	1.0	750	$2,095	$2.79	3d	1	0.54mi
1100 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	924	$4,602	$4.98	1d	20	0.56mi
1500 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	886	$4,015	$4.53	2d	19	0.56mi
900 Ave At Port Imperial Blvd Weehawken, NJ	2.0	1.0–2.0	791	$4,715	$5.96	1d	26	0.57mi
318 54th St West New York, NJ	1.0	1.0	656	$2,225	$3.39	13d	2	0.57mi
318 54th St West New York, NJ	1.0	1.0	618	$2,225	$3.60	10d	2	0.57mi
318 54th St Unit 1H West New York, NJ	1.0	1.0	637	$2,250	$3.53	11d	1	0.58mi
5406 Bergenline Ave West New York, NJ	1.0	1.0	500	$1,800	$3.60	22d	1	0.59mi
231 32nd St Unit 412 Weehawken, NJ	1.0	1.0	683	$2,815	$4.12	7d	1	0.60mi
407 56th St Unit 308 West New York, NJ	1.0	1.5	700	$2,300	$3.29	24d	1	0.65mi
5414 Park Ave Unit 31 West New York, NJ	2.0	1.0	750	$2,395	$3.19	24d	1	0.66mi
25 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	904	$3,200	$3.54	3d	11	0.66mi
603 55th St Apt 302 West New York, NJ	1.0	1.0	643	$1,900	$2.95	21d	1	0.69mi
2709 Bergenline Ave Unit 3B Union City, NJ	1.0	1.0	700	$1,550	$2.21	22d	1	0.70mi
28 Ave At Port Imperial West New York, NJ	2.0	1.0–2.0	838	$4,775	$5.70	2d	48	0.72mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	22d	1	0.72mi
2705 Central Ave Unit 1 Union City, NJ	2.0	1.0	500	$2,300	$4.60	17d	1	0.73mi
221 Jane St #1 Weehawken, NJ	1.0	1.0	600	$2,100	$3.50	22d	1	0.74mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	2d	1	0.75mi
26 Ave At Port Imperial #242 West New York, NJ	1.0	1.0	740	$3,000	$4.05	24d	1	0.76mi
4828 Tonnelle Ave North Bergen, NJ	2.0	1.0–2.0	868	$2,702	$3.11	2d	25	0.76mi
5 Port Imperial Blvd Weehawken Township, NJ	1.0–2.0	1.0–2.0	809	$3,578	$4.42	2d	29	0.79mi
311 Park Ave Weehawken, NJ	1.0	1.0	400	$2,500	$6.25	24d	1	0.86mi
5907 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,500	$3.33	24d	1	0.87mi
5711 Washington St #404 West New York, NJ	1.0	1.0	700	$2,450	$3.50	24d	1	0.87mi
5665 John F. Kennedy Blvd North Bergen, NJ	2.0	1.0–2.0	1011	$2,792	$2.76	2d	1	0.87mi
55 Riverwalk Pl West New York, NJ	3.0	1.0–2.0	1007	$4,053	$4.02	2d	31	0.89mi
5711 John F. Kennedy Blvd Unit 234 North Bergen, NJ	1.0	1.0	736	$2,515	$3.42	24d	1	0.90mi
5711 John F. Kennedy Blvd Unit 304 North Bergen, NJ	1.0	1.0	736	$2,483	$3.37	24d	1	0.90mi
5711 John F. Kennedy Blvd Unit 534 North Bergen, NJ	1.0	1.0	736	$2,607	$3.54	24d	1	0.90mi
5711 John F. Kennedy Blvd #404 North Bergen, NJ	1.0	1.0	736	$2,510	$3.41	24d	1	0.90mi

HOA detail condo

• Monthly dues: $377 · $4,524/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-09
   statusdays on market $162,000 Under Contract 12 DOM
2. 2026-06-03
   days on market $162,000 Active 7 DOM
3. 2026-06-02
   days on market $162,000 Active 6 DOM
4. 2026-06-01
   days on market $162,000 Active 5 DOM
5. 2026-05-31
   days on market $162,000 Active 4 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

Taxation est. · year 1

• Rental income: $28,878
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$4,524
• − Depreciation: −$4,713
• Taxable income: $2,706
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $4,206/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 · 5 photos

Fair 45/100 Moderate rehab

This 1-bedroom, 1-bath condo in Union City requires moderate rehabilitation to improve its condition and increase its value. Key updates include new kitchen appliances, fresh paint, and updated bathroom fixtures.

Repairs flagged

• Minor Marble stairs — Some wear
• Moderate Kitchen appliances — Dated design
• Minor Bathroom fixtures — Standard fixtures

Value-add opportunities

• Both New kitchen appliances — Modernizes the space and improves functionality
• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value
• Both Update bathroom fixtures — Modern fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Marble stairs · Some wear	Minor	$500–3,000
Kitchen appliances · Dated design	Moderate	$3,000–15,000
Bathroom fixtures · Standard fixtures	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both New kitchen appliances — Modernizes the space and improves functionality ↑
• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Update bathroom fixtures — Modern fixtures improve functionality and aesthetics ↑

ⓘ 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

1 event — show timeline

• 2026-05-27 Listed $162,000 HCMLS