205 BEACON Ave · Jersey City, NJ 07306-3501

$600,000

4 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 5 Days on market

Built 1900 Est $575k · at est.

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +5.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0

Listing remarks MLS

Opportunity knocks in the heart of the highly sought-after Jersey City Heights! This vacant two-family home offers an ideal setup for both investors and owner-occupants looking to capitalize on one of Jersey City's most desirable neighborhoods. Each unit features 2 bedrooms and 1 full bathroom, providing functional layouts with strong rental potential. The property's vacant status allows for immediate occupancy, renovation, or customization to suit your investment strategy and vision. Conveniently located near public transportation, commuting to NYC is simple and efficient. Enjoy easy access to local restaurants, shops, parks, schools, and all the neighborhood amenities that continue to make Jersey City Heights a top destination for residents and investors alike. Whether you're looking to generate rental income, live in one unit while renting the other, or add a valuable asset to your portfolio, this is an opportunity you won't want to miss

Key facts

• Two family home
• Local restaurants
• Immediate occupancy

Tags

• TWO FAMILY HOME
• STRONG RENTAL POTENTIAL
• IMMEDIATE OCCUPANCY
• PUBLIC TRANSPORTATION
• LOCAL RESTAURANTS
• NEIGHBORHOOD AMENITIES

Property features AI

Finance

• Financial info: Taxes listed (2025)

Exterior

• Parking: No parking
• Home design: Multifamily configuration with separate units per floor
• Construction: Lead paint disclosure: Yes
• Exterior features: Shingle exterior finish; Lot number 14

Interior

• Kitchen: Two kitchens total (one kitchen on each floor)
• Bedrooms: Two bedrooms on the first floor; Two bedrooms on the second floor
• Bathrooms: Two full bathrooms total (one full bath on each floor)
• Heating & cooling: Window A/C; Radiator heating; Steam heating
• Interior features: Two separate living areas (one on each floor); Two dining areas (one on each floor); Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-604 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $493k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $437k (27.2% below list).
• Recommended offer: $437k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 1.8% in Jersey 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 (#116 in NJ, #2,955 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Jersey City Public Schools (urban): math 16% / reading 38% proficiency, ranked #369 of 472 in NJ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($4k loan paydown + $18k appreciation (3.0% 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $38k; list at $600k implies a 1479% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $436,929 (27.2% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $574,740
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Broadway Ave #302	0.61mi	3/2.5 (-1)	1,710 (-8%)	5mo	$530,000	$310	48
9 Homestead Pl Unit 2113 3 bedroom	0.42mi	3/2.0 (-1)	2,000 (+8%)	22mo	$515,000	$258	44
601 Pavonia Ave Unit 2705	0.44mi	4/2.0	1,657 (-11%)	23mo	$460,000	$278	42
64 LINCOLN St	0.73mi	5/3.0 (+1)	2,082 (+12%)	5mo	$900,000	$432	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.20×
• Total profit: $33,822
• Equity at exit: $269,786

10-year hold

• IRR: 6.8%
• Equity multiple: 2.04×
• Total profit: $174,420
• Equity at exit: $415,772

Cash invested: $168,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 6 Strongly Tenant-Friendly
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City Jersey City: 6 Strongly Tenant-Friendly · D+34

Rent Control Ordinance covers buildings 4+ units pre-1986.

Methodology + full state rankings →

ZIP-level market 07306-3501

• Active inventory: 1
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $4,369 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$659 /mo · $7,911/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$918
• Net cashflow: $-604

Break-even live

Break-even rent $5,134

Max offer price $493,305

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-434	+0% $-604	+5% $-774	+10% $-944
Rent	-10% $-949	-5% $-777	+0% $-604	+5% $-431	+10% $-259
Rate	-1.0pp $-302	-0.5pp $-451	base $-604	+0.5pp $-759	+1.0pp $-918

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Hopkins Ave #1 Jersey City, NJ	3.0	3.0	1800	$5,150	$2.86	25d	1	0.13mi
159 Hopkins Ave #1 Jersey City, NJ	3.0	3.0	1800	$5,050	$2.81	6d	1	0.13mi
70 Central Ave Jersey City, NJ	3.0	2.5	1514	$4,699	$3.10	0d	1	0.24mi
268 Saint Pauls Ave Unit 1 Jersey City, NJ	3.0	1.0	1350	$2,975	$2.20	20d	1	0.26mi
3 Montrose Ave Unit 2 Jersey City, NJ	3.0	2.0	1300	$3,400	$2.62	25d	1	0.28mi
46 Carlton Ave Unit B Jersey City, NJ	3.0	2.0	1800	$5,250	$2.92	25d	1	0.33mi
12 Van Reipen Ave Unit 2 Jersey City, NJ	4.0	2.0	1650	$2,600	$1.58	4d	1	0.37mi
2950 John F. Kennedy Blvd Unit 1308 3 Bedroom Jersey City, NJ	3.0	2.0	1260	$5,500	$4.37	25d	1	0.40mi
2950 John F. Kennedy Blvd Unit 910 3 Bedroom Jersey City, NJ	3.0	2.0	1300	$6,500	$5.00	25d	1	0.41mi
41 Dey St Unit 1 Jersey City, NJ	3.0	3.0	2200	$5,000	$2.27	25d	1	0.42mi
32 Oakland Ave Jersey City, NJ	3.0	1.0–2.5	1012	$6,000	$5.93	3d	9	0.42mi
615 Pavonia Ave Jersey City, NJ	3.0	1.0–2.0	912	$6,780	$7.43	0d	127	0.45mi
25 Waverly St #2 Jersey City, NJ	3.0	2.0	1357	$5,250	$3.87	8d	1	0.48mi
251 Manhattan Ave Unit 1 Jersey City, NJ	3.0	2.5	1900	$4,800	$2.53	25d	1	0.49mi
43 Ravine Ave Jersey City, NJ	3.0	2.0	1300	$3,500	$2.69	25d	1	0.51mi
11 Waverly St Unit 1 Jersey City, NJ	3.0	2.5	1300	$3,700	$2.85	25d	1	0.52mi
164 Beach St Jersey City, NJ	3.0	2.0	1700	$4,200	$2.47	25d	1	0.52mi
47 Webster Ave Jersey City, NJ	4.0	3.0	2000	$5,000	$2.50	25d	1	0.53mi
560 Newark Ave Unit 3R Jersey City, NJ	3.0	1.0	1500	$2,300	$1.53	23d	1	0.54mi
115 Franklin St Unit 1470317P Jersey City, NJ	3.0	2.0	1496	$14,628	$9.78	23d	1	0.54mi
505 Summit Ave Jersey City, NJ	3.0	1.0–2.0	929	$6,795	$7.31	0d	34	0.54mi
91 Palisade Ave Jersey City, NJ	4.0	3.0	2400	$4,595	$1.91	20d	1	0.57mi
85 Palisade Ave Unit 1 Jersey City, NJ	4.0	2.5	1800	$3,500	$1.94	12d	1	0.57mi
260 Palisade Ave #3 Jersey City, NJ	3.0	2.0	1750	$4,600	$2.63	16d	1	0.57mi
260 Palisade Ave #1 Jersey City, NJ	3.0	2.0	1400	$4,100	$2.93	16d	1	0.57mi
36 Journal Square Plz Jersey City, NJ	3.0	1.0–2.0	879	$7,500	$8.53	0d	117	0.58mi
131 Zabriskie St Jersey City, NJ	3.0	3.0	1800	$3,900	$2.17	25d	1	0.61mi
942 Summit Ave Unit 3 Jersey City, NJ	3.0	2.0	1560	$4,700	$3.01	6d	1	0.61mi
45 Terrace Ave Unit 2 Jersey City, NJ	3.0	2.0	1300	$3,200	$2.46	25d	1	0.62mi
949 Summit Ave Unit 2 Jersey City, NJ	3.0	2.5	1450	$3,500	$2.41	8d	1	0.63mi
42 Zabriskie St Unit 2 Jersey City, NJ	3.0	2.0	1300	$3,400	$2.62	20d	1	0.64mi
425 Summit Ave Jersey City, NJ	3.0	1.0–2.0	807	$6,300	$7.80	0d	27	0.64mi
150 New York Ave Unit 2 Jersey City, NJ	3.0	2.0	1400	$3,800	$2.71	25d	1	0.65mi
57 Western Ave Unit 2 Jersey City, NJ	3.0	2.0	1800	$3,300	$1.83	25d	1	0.67mi
57 Western Ave Unit 2 Jersey City, NJ	3.0	2.0	1800	$3,000	$1.67	0d	1	0.67mi
290 Griffith St #2 Jersey City, NJ	3.0	2.0	1533	$5,200	$3.39	25d	1	0.68mi
168 New York Ave Unit 2 Jersey City, NJ	3.0	2.0	1400	$3,750	$2.68	25d	1	0.68mi
3 New York Ave Jersey City, NJ	3.0	1.0–2.0	1147	$7,850	$6.84	0d	10	0.72mi
106 Sherman Ave Unit C Jersey City, NJ	4.0	2.0	1230	$4,500	$3.66	5d	1	0.73mi
325 15th St Jersey City, NJ	3.0	1.0–3.0	1139	$8,675	$7.62	0d	12	0.75mi

Listing history 4 events

1. 2026-06-21
   days on market $600,000 Active 5 DOM
2. 2026-06-18
   days on market $600,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $600,000 Active 1 DOM

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $7,911 · $659/mo
• Projected year-2 tax: $11,425 · $952/mo
• Expected delta: +$3,515/yr (+$293/mo · 44.4%)

ⓘ 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 ≥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: $52,431
• − Mortgage interest: −$33,609
• − Property taxes: −$7,911
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,195
• − Management: −$4,195
• − Depreciation: −$17,455
• Taxable loss: −$17,932
• Est. tax savings @ 24.0%: +$4,304
• After-tax cash flow: $-2,944/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: Jersey City Public Schools
• NCES district ID: 3407830
• Math proficiency: 16% ▼ -17.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $58,431
• Composite: 24.43/100
• National rank: #7678
• State rank: #369 of 472 in NJ

Livability — Jersey City

• Score: 77/100
• State rank: #116
• US rank: #2955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jersey City, NJ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+1478.9% since first listed

4 events — show timeline

• 2026-06-16 Listed $600,000 NJMLS
• 2026-06-16 Listed $600,000 HCMLS
• 2026-06-16 Listed $600,000 GSMLS
• 1977-05-09 Sold (Public Records) $38,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $7,911 · +4.6% YoY. Source: county tax records.