400 Woodcliff Ave · Fairview, NJ 07047

$1,745,000

None bd · None ba · 7,064 sqft · MultiFamily public records · 66 Days on market

Built 1930 ↓ 3% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well Maintained Investment Building with 11 Apts ( Originally 12 ) on WoodCliff Ave ( 10 with 1 Bedroom and 1 with 3 Bedrooms) in the North Part of North Bergen, neighboring the James Braddock Park and Short Bus Ride to NYC. Close to Shopping, Park ( Across the Street ), Schools, Places of Worship, NYC Bus Stop. One Car Detached Garage and 1 Car Parking Space. Corner Lot with Entrance on Fulton. Seller reserves the Right to exercise a 1031 Exchange. Strictly sold As Is.

Key facts

• Investment building
• Woodcliff ave
• Bus ride to nyc

Tags

• INVESTMENT BUILDING
• WOODCLIFF AVE
• NORTH BERGEN
• JAMES BRADDOCK PARK
• BUS RIDE TO NYC
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $9k ($104k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $1.75M).
• Recommended offer: $1.64M (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.6% in Fairview — 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 (#174 in NJ, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute C-, cost of living F.
• 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: Robert Fulton Elementary School (math 16% / reading 44%, grade F, #721 of 1,303 statewide, top 56%, 880 students, 52% 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 51% FRL track the district average.
• Market conditions: Rents rising fast (+5.0%/yr); 210 active listings in the ZIP; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $26,014/mo this rent would consume 396% of the median local household income ($79k/yr) (locally 3908% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12k of loan paydown is wiped out by about $52k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $489k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($1.64M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $1,640,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 12.27%
• Cash-on-cash: 21.36%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $860,572
• List price: $1,745,000
• Delta: 102.77%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.99% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.66×
• Total profit: $324,648
• Equity at exit: $260,185

10-year hold

• IRR: 26.1%
• Equity multiple: 3.51×
• Total profit: $1,224,204
• Equity at exit: $150,876

Cash invested: $488,600 (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

• Home prices YoY: -31.5%
• Rents YoY: 5.0%
• Active inventory: 210
• Price-to-rent: 64.0×

Monthly cashflow live

• Estimated rent: $26,014 high
• Mortgage (P&I): −$9,151
• Tax from tax record: −$1,974 /mo · $23,691/yr
• Insurance: −$727
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,463
• Net cashflow: $8,699

Break-even live

Break-even rent $15,003

Max offer price $1,745,000

Occupancy floor 62%

Sensitivity live

Price	-10% $9,687	-5% $9,193	+0% $8,699	+5% $8,205	+10% $7,711
Rent	-10% $6,644	-5% $7,671	+0% $8,699	+5% $9,726	+10% $10,754
Rate	-1.0pp $9,578	-0.5pp $9,143	base $8,699	+0.5pp $8,247	+1.0pp $7,787

11-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$22,710
1× unit	3	1	$3,305
Total (11 units)			$26,014

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: $436,250
• Closing costs: $52,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $1,745,000 Active 66 DOM
2. 2026-06-18
   days on market $1,745,000 Active 63 DOM
3. 2026-06-17
   days on market $1,745,000 Active 62 DOM
4. 2026-06-16
   days on market $1,745,000 Active 61 DOM
5. 2026-06-15
   days on market $1,745,000 Active 60 DOM
6. 2026-06-13
   days on market $1,745,000 Active 58 DOM
7. 2026-06-09
   days on market $1,745,000 Active 54 DOM
8. 2026-06-08
   days on market $1,745,000 Active 53 DOM
9. 2026-06-07
   days on market $1,745,000 Active 52 DOM
10. 2026-06-04
    days on market $1,745,000 Active 49 DOM
11. 2026-06-03
    days on market $1,745,000 Active 48 DOM
12. 2026-06-02
    days on market $1,745,000 Active 47 DOM
13. 2026-06-01
    days on market $1,745,000 Active 46 DOM
14. 2026-05-31
    days on market $1,745,000 Active 45 DOM
15. 2026-04-16
    listed $1,745,000 Active 474-char remark

    Show marketing remark (474 chars)

    Well Maintained Investment Building with 11 Apts ( Originally 12 ) on WoodCliff Ave ( 10 with 1 Bedroom and 1 with 3 Bedrooms) in the North Part of North Bergen, neighboring the James Braddock Park and Short Bus Ride to NYC. Close to Shopping, Park ( Across the Street ), Schools, Places of Worship, NYC Bus Stop. One Car Detached Garage and 1 Car Parking Space. Corner Lot with Entrance on Fulton. Seller reserves the Right to exercise a 1031 Exchange. Strictly sold As Is.

16. 2025-02-21
    listed $1,745,000 Active
17. 2024-07-15
    listed $1,795,000 Active

ⓘ 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: $23,691 · $1,974/mo
• Projected year-2 tax: $33,571 · $2,798/mo
• Expected delta: +$9,880/yr (+$823/mo · 41.7%)

ⓘ 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 6/10 Major 7 d/yr ≥99°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: $312,168
• − Mortgage interest: −$97,747
• − Property taxes: −$23,691
• − Insurance: −$8,725
• − Repairs & maintenance: −$24,973
• − Management: −$24,973
• − Depreciation: −$50,764
• Taxable income: $81,294
• Est. tax owed @ 24.0%: −$19,511
• After-tax cash flow: $84,875/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 — Fairview

• Score: 74/100
• State rank: #174
• US rank: #4548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hudson County · 718,323 people
• City population: 15,099
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 61,250
• Household income: $78,911
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 3908.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 26% White 20% Asian 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 12%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 50% · Canada, Jamaica, South Korea
• Languages at home: 27% English-only · Spanish 61% Other Indo-European 4% Arabic 3%

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: ▼ -192.36%
• Current HPI: 419.0283
• Rent YoY: ▲ 4.99%
• 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

-2.8% since first listed

3 events — show timeline

• 2026-04-16 Listed $1,745,000 NJMLS
• 2025-02-21 Listed $1,745,000 NJMLS
• 2024-07-15 Listed $1,795,000 NJMLS

Property tax history

+3.5%/yr

Latest (2025): $23,691 · +4.6% YoY. Source: county tax records.