190 W 24TH St Unit B7 · Bayonne, NJ 07002

$199,000

2 bd · 1.5 ba · 1,000 sqft · Townhouse · 24 Days on market

Good condition $199/sqft · 42% below area Est $343k · 42% under $964/mo HOA · 45% of rent

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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 +15.0/15.0
• 1% rule +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Cash flow +2.9/30.0
• Schools +2.8/10.0
• Rent growth +2.7/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 190 West 24th Street #B7, a beautifully updated 2-bedroom, 1.5-bathroom manufactured home located within the private Sunset Bay community in Bayonne. Thoughtfully renovated, this home offers a comfortable and modern living experience at an affordable price point. The interior features a tastefully renovated kitchen with contemporary finishes, updated bathrooms, newer flooring, and a bright, functional layout designed for everyday living. Major improvements include a newer HVAC system with central air conditioning, providing year-round comfort and peace of mind.

Key facts

• Newer flooring
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEWER FLOORING
• NEWER HVAC SYSTEM
• CENTRAL AIR CONDITIONING
• PRIVATE COMMUNITY SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-652 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (47.4% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $105k (47.4% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 3.4% in Bayonne — 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 75/100 on livability (#147 in NJ, #3,845 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A, employment A-; Watch: cost of living F.
• Bayonne School District (suburban): math 17% / reading 41% proficiency, ranked #354 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: William Shemin Midtown Community School #8 (math 12% / reading 31%, grade F, #973 of 1,303 statewide, top 75%, 1,210 students, 68% FRL); Bayonne High School (math 19% / reading 48%, grade F, #251 of 399 statewide, top 64%, 2,656 students, 57% FRL).
• Market conditions: Rents flat; 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $104,606 (47.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 2.36%
• Cash-on-cash: -14.05%
• DSCR: 0.37
• GRM: 7.8

CMA / ARV

• ARV (median comp): $342,666
• List price: $199,000
• Delta: -41.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 W 24TH St Unit B7	0.00mi	2/1.5	1,000 (0%)	2mo	$195,000	$195	98
200 PARK Rd Unit A3	0.11mi	1/1.0 (-1)	965 (-4%)	11mo	$290,000	$301	73
40-46 W 20TH St #13	0.44mi	1/1.5 (-1)	1,040 (+4%)	3mo	$330,000	$317	66
40-46 W 20TH St #11	0.45mi	3/3.0 (+1)	1,035 (+4%)	5mo	$400,000	$386	58
59-63 W 30TH St #101	0.52mi	1/1.5 (-1)	950 (-5%)	14mo	$345,000	$363	50
59-63 W 30TH St #102	0.52mi	2/1.5	1,110 (+11%)	13mo	$390,000	$351	46
70 W 32ND St Unit 3E	0.61mi	1/1.0 (-1)	1,023 (+2%)	18mo	$239,000	$234	46
70 W 32ND St Unit 1F	0.60mi	1/1.0 (-1)	900 (-10%)	9mo	$195,000	$217	41
86 W 33RD St #207	0.67mi	1/2.0 (-1)	898 (-10%)	9mo	$335,000	$373	38
40 W 13TH St #2	0.74mi	2/1.0	1,080 (+8%)	15mo	$370,000	$343	38
70 W 32ND St Unit 4D	0.60mi	1/1.0 (-1)	856 (-14%)	7mo	$209,000	$244	35
70 W 32ND St Unit 1C	0.60mi	2/1.0	1,150 (+15%)	17mo	$265,000	$230	31

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -48.0%
• Equity multiple: -0.40×
• Total profit: $-78,000
• Equity at exit: $29,672

10-year hold

• IRR: —
• Equity multiple: -1.47×
• Total profit: $-137,812
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 6 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $425,000 ($386/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -11.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 07002

• Rents YoY: 0.7%
• Active inventory: 337
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$964
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-652

Break-even live

Break-even rent $2,961

Max offer price $104,606

Occupancy floor —

Sensitivity live

Price	-10% $-515	-5% $-584	+0% $-652	+5% $-721	+10% $-790
Rent	-10% $-821	-5% $-737	+0% $-652	+5% $-568	+10% $-484
Rate	-1.0pp $-552	-0.5pp $-602	base $-652	+0.5pp $-704	+1.0pp $-756

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 John F. Kennedy Blvd Unit 4 Bayonne, NJ	2.0	1.0	800	$1,749	$2.19	120d	1	0.19mi
150 W 20th St Unit 2 Bayonne, NJ	2.0	1.0	800	$1,900	$2.38	49d	1	0.20mi
644 John F. Kennedy Blvd Apt 2 Bayonne, NJ	3.0	1.0	900	$2,350	$2.61	18d	1	0.25mi
650 John F. Kennedy Blvd Unit 4 Bayonne, NJ	1.0	1.0	700	$1,700	$2.43	39d	1	0.26mi
132 W 19th St Bayonne, NJ	2.0	1.0	1100	$1,750	$1.59	41d	1	0.27mi
132 W 19th St Unit 4 Bayonne, NJ	2.0	1.0	1100	$1,750	$1.59	37d	1	0.27mi
668 John F. Kennedy Blvd Apt 8 Bayonne, NJ	2.0	1.0	750	$1,700	$2.27	19d	1	0.28mi
695 Kennedy Blvd Bayonne, NJ	2.0	1.0	800	$2,150	$2.69	76d	1	0.31mi
90 W 20th St Bayonne, NJ	3.0	1.0	1000	$2,100	$2.10	35d	1	0.31mi
68 W 25th St Bayonne, NJ	3.0	1.0	1200	$2,949	$2.46	88d	1	0.32mi
72 W 25th St Apt 201 Bayonne, NJ	2.0	1.0	900	$2,175	$2.42	29d	1	0.32mi
715 John F. Kennedy Blvd Unit 1 Bayonne, NJ	2.0	1.0	900	$2,150	$2.39	18d	1	0.35mi
488 John F. Kennedy Blvd Apt 8 Bayonne, NJ	2.0	1.0	750	$1,795	$2.39	18d	1	0.35mi
488 John F. Kennedy Blvd Bayonne, NJ	2.0	1.0	800	$1,700	$2.12	31d	1	0.36mi
488 John F. Kennedy Blvd Bayonne, NJ	2.0	1.0	800	$1,800	$2.25	18d	1	0.36mi
484 John F. Kennedy Blvd Apt 3R Bayonne, NJ	2.0	1.0	800	$2,050	$2.56	18d	1	0.36mi
484 Kennedy Blvd Bayonne, NJ	3.0	1.0	1000	$2,100	$2.10	99d	1	0.36mi
484 John F. Kennedy Blvd Unit 2R Bayonne, NJ	2.0	1.0	800	$2,150	$2.69	54d	1	0.36mi
484 Kennedy Blvd Bayonne, NJ	3.0	1.0	1000	$2,050	$2.05	18d	1	0.36mi
548 Avenue C Bayonne, NJ	2.0	1.0	800	$1,725	$2.16	6d	1	0.37mi
548 Avenue C Unit 5 Bayonne, NJ	2.0	1.0	800	$1,725	$2.16	120d	1	0.37mi
552 Avenue C Bayonne, NJ	2.0	1.0	800	$1,725	$2.16	12d	1	0.37mi
552 Avenue C Unit 14 Bayonne, NJ	2.0	1.0	700	$1,795	$2.56	116d	1	0.37mi
554 Avenue C Bayonne, NJ	2.0	1.0	800	$1,795	$2.24	57d	1	0.38mi
98 Andrew St Unit 3 Bayonne, NJ	2.0	1.0	850	$1,800	$2.12	39d	1	0.41mi
127 W 29th St Apt 3 Bayonne, NJ	2.0	1.0	850	$1,600	$1.88	69d	1	0.41mi
439 Avenue C Unit 202 Bayonne, NJ	2.0	1.0	800	$2,700	$3.38	120d	1	0.41mi
439 Avenue C Unit 101 Bayonne, NJ	1.0	1.0	800	$2,200	$2.75	120d	1	0.41mi
39-43 W 25th St Bayonne, NJ	1.0–2.0	1.0–2.0	915	$3,425	$3.74	5d	3	0.41mi
138 W 30th St #1 Bayonne, NJ	1.0	1.0	700	$1,675	$2.39	85d	1	0.42mi
425-429 Avenue C #404 Bayonne, NJ	1.0	1.0	850	$2,167	$2.55	39d	1	0.42mi
66 W 18th St Bayonne, NJ	3.0	1.0	1000	$2,200	$2.20	6d	1	0.42mi
66 W 18th St Bayonne, NJ	3.0	1.0	1000	$2,350	$2.35	82d	1	0.42mi
22-34 W 25th St Unit 3F Bayonne, NJ	1.0	1.0	1120	$2,249	$2.01	68d	1	0.43mi
687 Avenue A #201 Bayonne, NJ	2.0	1.0	738	$2,450	$3.32	62d	1	0.43mi
687 Avenue A #201 Bayonne, NJ	2.0	1.0	738	$2,500	$3.39	110d	1	0.43mi
22 W 25th St Unit 2I Bayonne, NJ	1.0	1.0	800	$2,150	$2.69	7d	1	0.44mi
22 W 25th St Unit 2I Bayonne, NJ	1.0	1.0	800	$2,195	$2.74	51d	1	0.44mi
155 W 30th St Bayonne, NJ	3.0	2.0	1150	$2,600	$2.26	7d	1	0.44mi
425 Avenue C Unit 504 Bayonne, NJ	1.0	1.0	850	$2,450	$2.88	97d	1	0.44mi

Property features AI

Finance

• Other: Pets allowedAll personal property excluded from sale
• HOA & community: Monthly maintenance fee: $964Maintenance covers water and parkingComplex name: Sunset Bay

Exterior

• Parking: Parking for 1 carAdditional parking/arrangements noted in remarks
• Utilities: Water included in maintenance fee
• Home design: Condo/Unit (part of Sunset Bay complex)Entry on level 1
• Exterior features: Private backyardNear train, shopping, bus service, parks, and schools

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorGas oven/range
• Bedrooms: 2 bedrooms on level 1
• Bathrooms: 2 baths total (1 full, 1 half)
• Heating & cooling: Central A/CGas heating
• Interior features: DishwasherMicrowaveRefrigeratorWasher/Dryer (included; negotiable)Gas oven/rangePrivate backyard
• Laundry & utility: Washer and dryer included (negotiable)

Listing history 16 events

1. 2026-06-27
   days on market $199,000 Active 24 DOM
2. 2026-06-26
   days on market $199,000 Active 23 DOM
3. 2026-06-24
   days on market $199,000 Active 21 DOM
4. 2026-06-22
   days on market $199,000 Active 19 DOM
5. 2026-06-21
   days on market $199,000 Active 18 DOM
6. 2026-06-18
   days on market $199,000 Active 15 DOM
7. 2026-06-17
   days on market $199,000 Active 14 DOM
8. 2026-06-16
   days on market $199,000 Active 13 DOM
9. 2026-06-15
   days on market $199,000 Active 12 DOM
10. 2026-06-13
    days on market $199,000 Active 10 DOM
11. 2026-06-13
    days on market $199,000 Active 9 DOM
12. 2026-06-09
    days on market $199,000 Active 6 DOM
13. 2026-06-08
    days on market $199,000 Active 5 DOM
14. 2026-06-07
    days on market $199,000 Active 4 DOM
15. 2026-06-04
    remarks 699-char remark
16. 2026-06-04
    listed $199,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $25,624
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$11,568
• − Depreciation: −$5,789
• Taxable loss: −$10,960
• Est. tax savings @ 24.0%: +$2,630
• After-tax cash flow: $-5,198/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,000–$15,000 screening

This well-maintained, updated 2-bedroom, 1.5-bathroom manufactured home in Sunset Bay offers a comfortable and modern living experience with a good condition score and minimal repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves the home's livability and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary William Shemin Midtown Community School #8 F NJ #973/1,303 Nat'l #32,906/41,679 High Bayonne High School F NJ #251/399 Nat'l #10,191/17,239

Schools (NCES district)

• District: Bayonne School District
• NCES district ID: 3401260
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $54,819
• Composite: 25.74/100
• National rank: #7376
• State rank: #354 of 472 in NJ

B Composite livability gradescore 75/100

Livability — Bayonne

• Score: 75/100
• State rank: #147
• US rank: #3845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayonne, NJ
• County: Hudson County · 771,834 people
• City population: 71,553
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 71,553
• Household income: $83,887
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Hispanic / Latino 31% Two or more races 18% Black 11% Asian 10%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Dominican 8%
• Common ancestry: Romanian 7% Subsaharan African 1% Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 20% Arabic 9% Other Indo-European 4%

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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: ▼ -451.20%
• Current HPI: 353.9657
• Rent YoY: ▲ 0.70%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Pets allowedAll personal property excluded from sale
• HOA & community: Monthly maintenance fee: $964Maintenance covers water and parkingComplex name: Sunset Bay

Exterior

• Parking: Parking for 1 carAdditional parking/arrangements noted in remarks
• Utilities: Water included in maintenance fee
• Home design: Condo/Unit (part of Sunset Bay complex)Entry on level 1
• Exterior features: Private backyardNear train, shopping, bus service, parks, and schools

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorGas oven/range
• Bedrooms: 2 bedrooms on level 1
• Bathrooms: 2 baths total (1 full, 1 half)
• Heating & cooling: Central A/CGas heating
• Interior features: DishwasherMicrowaveRefrigeratorWasher/Dryer (included; negotiable)Gas oven/rangePrivate backyard
• Laundry & utility: Washer and dryer included (negotiable)

Price history

1 event — show timeline

• 2026-06-03 Listed $199,000 HCMLS