3315 PLEASANT Ave #8 · Union City, NJ 07087

$215,000

1 bd · 1.0 ba · 470 sqft · Condo public records · 80 Days on market

Built 1930 $457/sqft · 22% below area Est $276k · 22% under $302/mo HOA · 14% of rent ↓ 47% since listing

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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
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This WELL LAID OUT 1 BEDROOM CONDO at Harborview is located just 10 minutes to NYC! Updated kitchen includes dishwasher, breakfast bar, track-lighting. Hardwood floors throughout, and ample closet space. Building includes elevator, laundry room, keypad entry, heat/hot water included in maintenance with FULL TIME SUPER! CLOSE TO NYC  TRANSPORTATION, SHOPPING,  and minutes to the waterfront, dining and nightlife.

Key facts

• Spacious kitchen
• Ample closet space
• Elevator

Tags

• SPACIOUS KITCHEN
• HARDWOOD FLOORS
• AMPLE CLOSET SPACE
• ELEVATOR
• KEYPAD ENTRY
• FULL TIME SUPER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (0.8% below list).
• Recommended offer: $185k (14.0% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 40% 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 $23k of equity ($1k loan paydown + $22k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $215k implies a 84% 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 $185,004 (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. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 8.4

CMA / ARV

• ARV (median comp): $275,926
• List price: $215,000
• Delta: -22.08%
• 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: 21.1%
• Equity multiple: 2.70×
• Total profit: $102,106
• Equity at exit: $193,689

10-year hold

• IRR: 18.6%
• Equity multiple: 6.01×
• Total profit: $301,460
• Equity at exit: $417,698

Cash invested: $60,200 (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.

Methodology + full state rankings →

ZIP-level market 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 226
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,132 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$335 /mo · $4,019/yr
• Insurance: −$90
• HOA: −$302
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-170

Break-even live

Break-even rent $2,347

Max offer price $185,004

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.75mi
510 10th St Unit Ground 1 Union City, NJ	—	1.0	360	$1,700	$4.72	13d	1	1.11mi
1217 Washington St Hoboken, NJ	3.0	1.0	547	$3,033	$5.55	4d	3	1.25mi
9 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	794	$2,570	$3.24	7d	4	1.37mi
1 Plaza Dr Secaucus, NJ	—	1.0	300	$3,089	$10.30	24d	1	1.41mi

HOA detail condo

• Monthly dues: $302 · $3,624/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $215,000 Active 80 DOM
2. 2026-06-17
   days on market $215,000 Active 79 DOM
3. 2026-06-16
   days on market $215,000 Active 78 DOM
4. 2026-06-15
   days on market $215,000 Active 77 DOM
5. 2026-06-13
   days on market $215,000 Active 75 DOM
6. 2026-06-13
   pricedays on market $215,000 Active 74 DOM
7. 2026-06-09
   days on market $237,000 Active 71 DOM
8. 2026-06-08
   days on market $237,000 Active 70 DOM
9. 2026-06-07
   days on market $237,000 Active 69 DOM
10. 2026-06-04
    days on market $237,000 Active 66 DOM
11. 2026-06-03
    days on market $237,000 Active 65 DOM
12. 2026-06-02
    days on market $237,000 Active 64 DOM
13. 2026-06-01
    days on market $237,000 Active 63 DOM
14. 2026-05-31
    days on market $237,000 Active 62 DOM
15. 2026-04-30
    price $237,000 429-char remark

    Show marketing remark (429 chars)

    This WELL LAID OUT 1 BEDROOM CONDO at Harborview is located just 10 minutes to NYC! Updated kitchen includes dishwasher, breakfast bar, track-lighting. Hardwood floors throughout, and ample closet space. Building includes elevator, laundry room, keypad entry, heat/hot water included in maintenance with FULL TIME SUPER! CLOSE TO NYC  TRANSPORTATION, SHOPPING,  and minutes to the waterfront, dining and nightlife.

16. 2026-03-30
    listed $249,995 Active 429-char remark

    Show marketing remark (429 chars)

    This WELL LAID OUT 1 BEDROOM CONDO at Harborview is located just 10 minutes to NYC! Updated kitchen includes dishwasher, breakfast bar, track-lighting. Hardwood floors throughout, and ample closet space. Building includes elevator, laundry room, keypad entry, heat/hot water included in maintenance with FULL TIME SUPER! CLOSE TO NYC  TRANSPORTATION, SHOPPING,  and minutes to the waterfront, dining and nightlife.

17. 2021-11-29
    historical
18. 2021-10-20
    listed $199,000 Active
19. 2004-07-19
    soldstatus $116,900
20. 2004-06-29
    soldstatus $116,900
21. 2004-06-29
    soldstatus $116,900
22. 2004-05-28
    historical
23. 2004-05-20
    listed $115,150
24. 2004-05-12
    historical
25. 2004-03-12
    historical
26. 2004-02-02
    listed $110,450
27. 2003-10-22
    listed $105,750
28. 1998-11-16
    soldstatus $450,000

ⓘ 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: $4,019 · $335/mo
• Projected year-2 tax: $4,686 · $391/mo
• Expected delta: +$667/yr (+$56/mo · 16.6%)

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

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: $25,583
• − Mortgage interest: −$12,043
• − Property taxes: −$4,019
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$3,624
• − Depreciation: −$6,255
• Taxable loss: −$5,527
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $-711/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: 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

-47.3% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $237,000 HCMLS
• 2026-03-30 Listed $249,995 HCMLS
• 2021-11-29 Listing Removed — HCMLS
• 2021-10-20 Listed $199,000 HCMLS
• 2004-07-19 Sold (Public Records) $116,900 Public Records
• 2004-06-29 Sold (Public Records) $116,900 Public Records
• 2004-06-29 Sold (MLS) $116,900 HCMLS
• 2004-05-28 Listing Removed — HCMLS
• 2004-05-20 Listed $115,150 HCMLS
• 2004-05-12 Listing Removed — HCMLS
• 2004-03-12 Listing Removed — HCMLS
• 2004-02-02 Listed $110,450 HCMLS
• 2003-10-22 Listed $105,750 HCMLS
• 1998-11-16 Sold (Public Records) $450,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,019 · +21.2% YoY. Source: county tax records.