717 16TH St · Union City, NJ 07087

$949,000

9 bd · 3.9 ba · 2,052 sqft · SingleFamily public records · 40 Days on market

Built 1898 Est $1102k · 14% under

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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).

• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Cash flow +1.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Fully income-producing three-unit property in the heart of Union City, offering strong rental appeal and excellent long-term value. 717 16th Street is in great condition and features bright, spacious units with large open floor plan living areas that enhance tenant appeal and support strong rental performance. All three units generate steady income, and with one unit currently month-to-month, the property also provides flexibility for an owner-occupant who wants to live in one unit while collecting rent from the others. The kitchens and baths are well kept with clean, neutral updates, and the bedrooms offer comfortable spaces with solid natural light. A private backyard and on-site parking add to the desirability of the building in this high-density market. Conveniently located near major transportation, shopping, dining, and with quick access to Hoboken, Jersey City, and NYC, the property sits in a high-demand tenant corridor known for consistent occupancy and strong returns. This is an ideal opportunity for investors or buyers seeking a stable asset with income potential and occupancy options.

Key facts

• Three unit property
• On site parking
• Private backyard

Tags

• INCOME PRODUCING PROPERTY
• THREE UNIT PROPERTY
• LARGE OPEN FLOOR PLAN
• PRIVATE BACKYARD
• ON SITE PARKING

What this means for you Summary

Snapshot

• This is a 9-bed/3.9-bath single-family listed at $949k.

Deal economics

• At list price, monthly cash flow is $-4k ($-44k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (68.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (63.0% below list).
• Recommended offer: $298k (68.6% below list) — sets the bar for cash-flow.
• Cap rate 1.6% vs local median 2.3% in Union City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $3,509/mo this rent would consume 65% of the median local household income ($64k/yr) (locally 6042% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $101k of equity ($7k loan paydown + $95k 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 ~$163k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($921k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y 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 $700k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,837 (68.6% 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 40 days. Have you received any prior offers? Is the seller open to a 69% concession, seller financing, or rate buy-down credit?
3. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.37% ✗
• Cap rate: 1.63%
• Cash-on-cash: -16.65%
• DSCR: 0.26
• GRM: 22.5

CMA / ARV

• ARV (median comp): $1,102,020
• List price: $949,000
• Delta: -13.89%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 2.03×
• Total profit: $274,777
• Equity at exit: $854,934

10-year hold

• IRR: 12.7%
• Equity multiple: 4.69×
• Total profit: $980,211
• Equity at exit: $1,843,698

Cash invested: $265,720 (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: 22.5×

Monthly cashflow live

• Estimated rent: $3,509 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$1,086 /mo · $13,032/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-3,686

Break-even live

Break-even rent $8,175

Max offer price $297,837

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-05-05
   status Under Contract 1112-char remark

   Show marketing remark (1195 chars)

   From Kennedy Blvd, turn onto 16th St; property is mid-block on the right. Remarks: Fully income-producing three-unit property in the heart of Union City, offering strong rental appeal and excellent long-term value. 717 16th Street is in great condition and features bright, spacious units with large open floor plan living areas that enhance tenant appeal and support strong rental performance. All three units generate steady income, and with one unit currently month-to-month, the property also provides flexibility for an owner-occupant who wants to live in one unit while collecting rent from the others. The kitchens and baths are well kept with clean, neutral updates, and the bedrooms offer comfortable spaces with solid natural light. A private backyard and on-site parking add to the desirability of the building in this high-density market. Conveniently located near major transportation, shopping, dining, and with quick access to Hoboken, Jersey City, and NYC, the property sits in a high-demand tenant corridor known for consistent occupancy and strong returns. This is an ideal opportunity for investors or buyers seeking a stable asset with income potential and occupancy options.

2. 2026-05-05
   status Under Contract 1195-char remark

   Show marketing remark (1195 chars)

   From Kennedy Blvd, turn onto 16th St; property is mid-block on the right. Remarks: Fully income-producing three-unit property in the heart of Union City, offering strong rental appeal and excellent long-term value. 717 16th Street is in great condition and features bright, spacious units with large open floor plan living areas that enhance tenant appeal and support strong rental performance. All three units generate steady income, and with one unit currently month-to-month, the property also provides flexibility for an owner-occupant who wants to live in one unit while collecting rent from the others. The kitchens and baths are well kept with clean, neutral updates, and the bedrooms offer comfortable spaces with solid natural light. A private backyard and on-site parking add to the desirability of the building in this high-density market. Conveniently located near major transportation, shopping, dining, and with quick access to Hoboken, Jersey City, and NYC, the property sits in a high-demand tenant corridor known for consistent occupancy and strong returns. This is an ideal opportunity for investors or buyers seeking a stable asset with income potential and occupancy options.

3. 2026-05-04
   historical Active Under Contract - Attorney Review
4. 2026-04-24
   status Active

   Show marketing remark (1195 chars)

   From Kennedy Blvd, turn onto 16th St; property is mid-block on the right. Remarks: Fully income-producing three-unit property in the heart of Union City, offering strong rental appeal and excellent long-term value. 717 16th Street is in great condition and features bright, spacious units with large open floor plan living areas that enhance tenant appeal and support strong rental performance. All three units generate steady income, and with one unit currently month-to-month, the property also provides flexibility for an owner-occupant who wants to live in one unit while collecting rent from the others. The kitchens and baths are well kept with clean, neutral updates, and the bedrooms offer comfortable spaces with solid natural light. A private backyard and on-site parking add to the desirability of the building in this high-density market. Conveniently located near major transportation, shopping, dining, and with quick access to Hoboken, Jersey City, and NYC, the property sits in a high-demand tenant corridor known for consistent occupancy and strong returns. This is an ideal opportunity for investors or buyers seeking a stable asset with income potential and occupancy options.

5. 2026-04-24
   status Back On Market 1195-char remark

   Show marketing remark (1195 chars)

   From Kennedy Blvd, turn onto 16th St; property is mid-block on the right. Remarks: Fully income-producing three-unit property in the heart of Union City, offering strong rental appeal and excellent long-term value. 717 16th Street is in great condition and features bright, spacious units with large open floor plan living areas that enhance tenant appeal and support strong rental performance. All three units generate steady income, and with one unit currently month-to-month, the property also provides flexibility for an owner-occupant who wants to live in one unit while collecting rent from the others. The kitchens and baths are well kept with clean, neutral updates, and the bedrooms offer comfortable spaces with solid natural light. A private backyard and on-site parking add to the desirability of the building in this high-density market. Conveniently located near major transportation, shopping, dining, and with quick access to Hoboken, Jersey City, and NYC, the property sits in a high-demand tenant corridor known for consistent occupancy and strong returns. This is an ideal opportunity for investors or buyers seeking a stable asset with income potential and occupancy options.

6. 2026-04-10
   historical Active Under Contract - Attorney Review
7. 2026-03-26
   listed $949,000 Active

   Show marketing remark (1195 chars)

   From Kennedy Blvd, turn onto 16th St; property is mid-block on the right. Remarks: Fully income-producing three-unit property in the heart of Union City, offering strong rental appeal and excellent long-term value. 717 16th Street is in great condition and features bright, spacious units with large open floor plan living areas that enhance tenant appeal and support strong rental performance. All three units generate steady income, and with one unit currently month-to-month, the property also provides flexibility for an owner-occupant who wants to live in one unit while collecting rent from the others. The kitchens and baths are well kept with clean, neutral updates, and the bedrooms offer comfortable spaces with solid natural light. A private backyard and on-site parking add to the desirability of the building in this high-density market. Conveniently located near major transportation, shopping, dining, and with quick access to Hoboken, Jersey City, and NYC, the property sits in a high-demand tenant corridor known for consistent occupancy and strong returns. This is an ideal opportunity for investors or buyers seeking a stable asset with income potential and occupancy options.

8. 2026-03-26
   listed $949,000 Active 1112-char remark

   Show marketing remark (1195 chars)

   From Kennedy Blvd, turn onto 16th St; property is mid-block on the right. Remarks: Fully income-producing three-unit property in the heart of Union City, offering strong rental appeal and excellent long-term value. 717 16th Street is in great condition and features bright, spacious units with large open floor plan living areas that enhance tenant appeal and support strong rental performance. All three units generate steady income, and with one unit currently month-to-month, the property also provides flexibility for an owner-occupant who wants to live in one unit while collecting rent from the others. The kitchens and baths are well kept with clean, neutral updates, and the bedrooms offer comfortable spaces with solid natural light. A private backyard and on-site parking add to the desirability of the building in this high-density market. Conveniently located near major transportation, shopping, dining, and with quick access to Hoboken, Jersey City, and NYC, the property sits in a high-demand tenant corridor known for consistent occupancy and strong returns. This is an ideal opportunity for investors or buyers seeking a stable asset with income potential and occupancy options.

9. 2026-03-26
   listed $949,000 Active 1195-char remark

   Show marketing remark (1195 chars)

   From Kennedy Blvd, turn onto 16th St; property is mid-block on the right. Remarks: Fully income-producing three-unit property in the heart of Union City, offering strong rental appeal and excellent long-term value. 717 16th Street is in great condition and features bright, spacious units with large open floor plan living areas that enhance tenant appeal and support strong rental performance. All three units generate steady income, and with one unit currently month-to-month, the property also provides flexibility for an owner-occupant who wants to live in one unit while collecting rent from the others. The kitchens and baths are well kept with clean, neutral updates, and the bedrooms offer comfortable spaces with solid natural light. A private backyard and on-site parking add to the desirability of the building in this high-density market. Conveniently located near major transportation, shopping, dining, and with quick access to Hoboken, Jersey City, and NYC, the property sits in a high-demand tenant corridor known for consistent occupancy and strong returns. This is an ideal opportunity for investors or buyers seeking a stable asset with income potential and occupancy options.

10. 2026-01-29
    status Under Contract
11. 2026-01-19
    historical Active Under Contract
12. 2026-01-19
    historical
13. 2025-12-05
    listed $974,900 Active
14. 2025-12-03
    listed $974,900 Active
15. 2022-03-21
    price $1,500
16. 2020-02-24
    soldstatus $700,000
17. 2020-01-30
    soldstatus $700,000 Sold
18. 2019-11-23
    historical
19. 2019-11-22
    listed $700,000 Active
20. 2016-12-08
    price $575,000
21. 2016-12-07
    soldstatus $575,000 Sold
22. 2016-12-07
    soldstatus $575,000
23. 2016-09-22
    historical Under Contract
24. 2016-09-20
    status Contingent (Deposit Accepted by Owner)
25. 2016-09-20
    price $625,000
26. 2016-09-15
    listed $625,000 Active
27. 2013-01-13
    historical
28. 2012-12-06
    soldstatus $162,500
29. 2012-11-15
    soldstatus $162,500
30. 2012-01-12
    listed $165,000

ⓘ 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: $13,032 · $1,086/mo
• Projected year-2 tax: $18,331 · $1,528/mo
• Expected delta: +$5,299/yr (+$442/mo · 40.7%)

ⓘ 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 · 14 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: $42,106
• − Mortgage interest: −$53,159
• − Property taxes: −$13,032
• − Insurance: −$4,745
• − Repairs & maintenance: −$3,369
• − Management: −$3,369
• − Depreciation: −$27,607
• Taxable loss: −$63,174
• Est. tax savings @ 24.0%: +$15,162
• After-tax cash flow: $-29,071/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

+475.2% since first listed

30 events — show timeline

• 2026-05-05 Pending — GSMLS
• 2026-05-05 Pending — HCMLS
• 2026-05-04 Contingent — NJMLS
• 2026-04-24 Relisted — NJMLS
• 2026-04-24 Relisted — HCMLS
• 2026-04-10 Contingent — NJMLS
• 2026-03-26 Listed $949,000 HCMLS
• 2026-03-26 Listed $949,000 GSMLS
• 2026-03-26 Listed $949,000 NJMLS
• 2026-01-29 Pending — HCMLS
• 2026-01-19 Contingent — NJMLS
• 2026-01-19 Listing Removed — HCMLS
• 2025-12-05 Listed $974,900 HCMLS
• 2025-12-03 Listed $974,900 NJMLS
• 2022-03-21 Price Changed $1,500 RENT.
• 2020-02-24 Sold (Public Records) $700,000 Public Records
• 2020-01-30 Sold (MLS) $700,000 HCMLS
• 2019-11-23 Listing Removed — HCMLS
• 2019-11-22 Listed $700,000 HCMLS
• 2016-12-08 Price Changed $575,000 HCMLS
• 2016-12-07 Sold (Public Records) $575,000 Public Records
• 2016-12-07 Sold (MLS) $575,000 HCMLS
• 2016-09-22 Contingent — HCMLS
• 2016-09-20 Pending — HCMLS
• 2016-09-20 Price Changed $625,000 HCMLS
• 2016-09-15 Listed $625,000 HCMLS
• 2013-01-13 Listing Removed — HCMLS
• 2012-12-06 Sold (Public Records) $162,500 Public Records
• 2012-11-15 Sold (MLS) $162,500 CJMLS
• 2012-01-12 Listed $165,000 HCMLS

Property tax history

+2.8%/yr

Latest (2025): $13,032 · +2.1% YoY. Source: county tax records.