1700 KENNEDY Blvd #35 · Union City, NJ 07087

$270,000

1 bd · 1.0 ba · 540 sqft · Condo public records · 35 Days on market

Built 1949 $500/sqft · 13% above area Est $266k · at est. $447/mo HOA · 18% 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +6.7/15.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.6/10.0

Listing remarks MLS

GREAT LOCATION, NEIGHBORHOOD, ONLY 10 MINUTES TO NYC VIA BUS, LINCOLN TUNNEL, HOLLAND TUNNEL. WALK TO SHOPPING, RESTAURANTS, PARKS. WELL MAINTAINED CLASSIC ART DECO BUILDING WITH ELEVATOR, NEW WASHER DRYER IN LAUNDRY FACILITY ON GROUND LEVEL, NEWER ROOF, BRICK EXTERIOR. UNIT FEATURES COMPLETELY RENOVATED TO NEW. HARDWOOD FLOORS THRUOUT, FRENCH DOORS, NEW KITCHEN W WHITE CABINETRY AND GLASS DOOR. STAINELSS GE APPLIANCES

Key facts

• Natural light
• Intercom system
• Functional layout

Tags

• PRIME LOCATION
• HARDWOOD FLOORS
• INTERCOM SYSTEM
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• ELEVATOR BUILDING

Property features AI

Finance

• HOA & community: Monthly maintenance fee of $447; Maintenance covers heat and water; Elevator; Washer/Dryer room (common)

Exterior

• Parking: No parking
• Security: Building security; Intercom
• Utilities: Heat included in maintenance; Water included in maintenance
• Home design: Condominium; Lot #1
• Construction: Brick construction; Lead paint disclosure: yes
• Exterior features: Brick exterior; Near train, shopping, bus, parks, schools and PATH

Interior

• Kitchen: One kitchen; Refrigerator; Gas oven/range; All appliances included
• Bedrooms: 1 bedroom
• Flooring: Hardwood floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiators; Window air conditioning
• Interior features: Intercom; Hardwood floor; Refrigerator; Gas oven/range; Window A/C; Gas heating; Radiator heating
• Laundry & utility: Washer/Dryer room (common)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (7.9% below list).
• Recommended offer: $211k (22.0% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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).
• At $2,488/mo this rent would consume 46% 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $205k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,658 (22.0% 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 35 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.92% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.33%
• DSCR: 0.76
• GRM: 9.0

CMA / ARV

• ARV (median comp): $265,500
• List price: $270,000
• Delta: 1.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 2.60×
• Total profit: $120,786
• Equity at exit: $243,237

10-year hold

• IRR: 17.7%
• Equity multiple: 5.81×
• Total profit: $363,511
• Equity at exit: $524,551

Cash invested: $75,600 (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 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 226
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$326 /mo · $3,909/yr
• Insurance: −$112
• HOA: −$447
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-336

Break-even live

Break-even rent $2,913

Max offer price $210,658

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-260	+0% $-336	+5% $-412	+10% $-489
Rent	-10% $-532	-5% $-434	+0% $-336	+5% $-238	+10% $-139
Rate	-1.0pp $-200	-0.5pp $-267	base $-336	+0.5pp $-406	+1.0pp $-477

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 Kennedy Blvd North Bergen, NJ	1.0	1.0	650	$2,075	$3.19	18d	2	0.11mi
1305 Paterson Plank Rd North Bergen, NJ	2.0	1.0–2.0	975	$3,095	$3.17	6d	21	0.17mi
1618 Bergenline Ave Unit 3F Union City, NJ	2.0	1.0	700	$2,250	$3.21	8d	1	0.41mi
1206 Bergenline Ave Union City, NJ	1.0	1.0	500	$1,695	$3.39	11d	1	0.49mi
2105 New York Ave Unit Basement Union City, NJ	2.0	1.0	700	$2,100	$3.00	44d	1	0.50mi
2626 Grand Ave North Bergen, NJ	1.0	1.0	736	$2,522	$3.42	17d	7	0.53mi
510 10th St Unit Ground 1 Union City, NJ	—	1.0	360	$1,700	$4.72	14d	1	0.54mi
2705 Central Ave Unit 1 Union City, NJ	2.0	1.0	500	$2,300	$4.60	18d	1	0.57mi
1620 Palisade Ave #1 Union City, NJ	1.0	1.0	500	$1,950	$3.90	25d	1	0.57mi
1620 Palisade Ave Unit B Union City, NJ	1.0	1.0	500	$1,800	$3.60	25d	1	0.57mi
1810 Palisade Ave Unit 1R Union City, NJ	1.0	1.0	736	$2,600	$3.53	21d	1	0.57mi
2709 Bergenline Ave Unit 3B Union City, NJ	1.0	1.0	700	$1,550	$2.21	22d	1	0.62mi
221 Jane St #1 Weehawken, NJ	1.0	1.0	600	$2,100	$3.50	22d	1	0.72mi
115 20th St Apt 1 Union City, NJ	1.0	1.0	750	$2,300	$3.07	25d	1	0.75mi
9 Grand St Unit 2A Weehawken, NJ	1.0	1.0	550	$2,775	$5.05	22d	1	0.77mi
401 Bergenline Ave #1 Union City, NJ	2.0	1.0	700	$2,000	$2.86	14d	1	0.77mi
231 32nd St Unit 412 Weehawken, NJ	1.0	1.0	683	$2,815	$4.12	8d	1	0.81mi
112 Irving St Unit 2L Jersey City, NJ	1.0	1.0	500	$1,900	$3.80	0d	1	0.86mi
311 Park Ave Weehawken, NJ	1.0	1.0	400	$2,500	$6.25	25d	1	0.90mi
316 2nd St Unit B Union City, NJ	—	1.0	700	$1,950	$2.79	5d	1	0.91mi
100 Harbor Blvd Weehawken, NJ	2.0	1.0–2.0	890	$5,644	$6.34	8d	11	0.98mi
1501 Harbor Blvd Unit 302 Weehawken, NJ	1.0	1.0	723	$3,500	$4.84	25d	1	0.99mi
1505 Harbor Blvd Unit 502 Weehawken, NJ	1.0	1.0	723	$3,928	$5.43	25d	1	0.99mi
1501 Harbor Blvd Unit 332 Weehawken, NJ	—	1.0	525	$2,750	$5.24	25d	1	0.99mi
1505 Harbor Blvd Unit 432 Weehawken, NJ	—	1.0	525	$3,368	$6.42	25d	1	0.99mi
1525 Harbor Blvd Weehawken Township, NJ	2.0	1.0–2.0	781	$6,110	$7.82	2d	15	0.99mi
502 Central Ave Apt B1 Jersey City, NJ	1.0	1.0	450	$1,800	$4.00	25d	1	0.99mi
800 Harbor Blvd Weehawken Township, NJ	2.0	1.0–2.0	927	$4,828	$5.21	3d	28	1.00mi
1405 Clinton St Hoboken, NJ	1.0–2.0	1.0–2.0	979	$3,700	$3.78	4d	6	1.00mi
27 Graham St Unit Rear (3) Jersey City, NJ	1.0	1.0	700	$2,895	$4.14	25d	1	1.01mi
210 36th St Unit 3L Union City, NJ	1.0	1.0	750	$2,100	$2.80	8d	1	1.02mi
1331 Grand St Hoboken, NJ	1.0–2.0	1.0–2.0	933	$3,500	$3.75	8d	2	1.03mi
1404 Willow Ave Hoboken, NJ	3.0	1.0–3.0	1142	$7,933	$6.94	0d	8	1.03mi
1575 Harbor Blvd Unit 1402W Weehawken, NJ	—	1.0	527	$2,700	$5.12	25d	1	1.06mi
464-470 Central Ave Unit B9 Jersey City, NJ	1.0	1.5	700	$2,200	$3.14	25d	1	1.09mi
115 37th St Unit 102 Union City, NJ	1.0	1.0	600	$2,500	$4.17	6d	1	1.10mi
700 Harbor Blvd Unit 1001 Weehawken Township, NJ	1.0	1.0	700	$4,000	$5.71	25d	1	1.12mi
1600 Harbor Blvd Weehawken, NJ	3.0	1.0–2.0	998	$4,691	$4.70	3d	12	1.13mi
1500 Washington St Hoboken, NJ	1.0	1.0	735	$3,988	$5.43	21d	3	1.15mi
1500 Washington St Hoboken, NJ	1.0	1.0	735	$3,825	$5.20	15d	3	1.15mi

HOA detail condo

• Monthly dues: $447 · $5,364/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-04
   statusdays on market $270,000 Under Contract 35 DOM
2. 2026-04-29
   listed $270,000 Active 590-char remark
3. 2005-11-01
   soldstatus $205,000
4. 2005-10-07
   soldstatus $205,000 422-char remark

   Show marketing remark (422 chars)

   GREAT LOCATION, NEIGHBORHOOD, ONLY 10 MINUTES TO NYC VIA BUS, LINCOLN TUNNEL, HOLLAND TUNNEL. WALK TO SHOPPING, RESTAURANTS, PARKS. WELL MAINTAINED CLASSIC ART DECO BUILDING WITH ELEVATOR, NEW WASHER DRYER IN LAUNDRY FACILITY ON GROUND LEVEL, NEWER ROOF, BRICK EXTERIOR. UNIT FEATURES COMPLETELY RENOVATED TO NEW. HARDWOOD FLOORS THRUOUT, FRENCH DOORS, NEW KITCHEN W WHITE CABINETRY AND GLASS DOOR. STAINELSS GE APPLIANCES

5. 2005-09-10
   historical 422-char remark

   Show marketing remark (422 chars)

   GREAT LOCATION, NEIGHBORHOOD, ONLY 10 MINUTES TO NYC VIA BUS, LINCOLN TUNNEL, HOLLAND TUNNEL. WALK TO SHOPPING, RESTAURANTS, PARKS. WELL MAINTAINED CLASSIC ART DECO BUILDING WITH ELEVATOR, NEW WASHER DRYER IN LAUNDRY FACILITY ON GROUND LEVEL, NEWER ROOF, BRICK EXTERIOR. UNIT FEATURES COMPLETELY RENOVATED TO NEW. HARDWOOD FLOORS THRUOUT, FRENCH DOORS, NEW KITCHEN W WHITE CABINETRY AND GLASS DOOR. STAINELSS GE APPLIANCES

6. 2005-08-18
   listed $205,000 422-char remark

   Show marketing remark (422 chars)

   GREAT LOCATION, NEIGHBORHOOD, ONLY 10 MINUTES TO NYC VIA BUS, LINCOLN TUNNEL, HOLLAND TUNNEL. WALK TO SHOPPING, RESTAURANTS, PARKS. WELL MAINTAINED CLASSIC ART DECO BUILDING WITH ELEVATOR, NEW WASHER DRYER IN LAUNDRY FACILITY ON GROUND LEVEL, NEWER ROOF, BRICK EXTERIOR. UNIT FEATURES COMPLETELY RENOVATED TO NEW. HARDWOOD FLOORS THRUOUT, FRENCH DOORS, NEW KITCHEN W WHITE CABINETRY AND GLASS DOOR. STAINELSS GE APPLIANCES

ⓘ 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: $3,909 · $326/mo
• Projected year-2 tax: $5,316 · $443/mo
• Expected delta: +$1,407/yr (+$117/mo · 36.0%)

ⓘ 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 6 d/yr ≥98°F today · 13 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: $29,851
• − Mortgage interest: −$15,124
• − Property taxes: −$3,909
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − HOA: −$5,364
• − Depreciation: −$7,855
• Taxable loss: −$8,526
• Est. tax savings @ 24.0%: +$2,046
• After-tax cash flow: $-1,985/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

+31.7% since first listed

6 events — show timeline

• 2026-06-03 Pending — HCMLS
• 2026-04-29 Listed $270,000 HCMLS
• 2005-11-01 Sold (Public Records) $205,000 Public Records
• 2005-10-07 Sold (MLS) $205,000 HCMLS
• 2005-09-10 Listing Removed — HCMLS
• 2005-08-18 Listed $205,000 HCMLS

Property tax history

+0.6%/yr

Latest (2025): $3,909 · +5.8% YoY. Source: county tax records.