607 22ND St · Union City, NJ 07087

$549,900

4 bd · 4.0 ba · 1,078 sqft · SingleFamily public records · 53 Days on market

Built 1903 Est $1044k · 47% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.5/10.0
• DSCR +1.3/10.0

Listing remarks MLS

OFFER ACCEPTED Two family home with 1 bedroom on each floor. CLOSE TO BERGENLINE AVE, SCHOOLS, NYC TRANSPORTATION. Home being sold in "as is" condition with buyer responsible for all inspections and certifications needed to close. Please add: Employees or directors of JPMorgan Chase & Co. and its direct and indirect subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned or serviced by or on behalf of JPMorgan Chase & Co. or its direct and indirect subsidiaries. COVID FORM IN MLS MUST BE SIGNED AND RETURNED BEFORE ANY VIEWING OF THE PROPERTY.

Key facts

• Listed 53 days

Property features AI

Exterior

• Parking: No parking
• Home design: Aluminum/Vinyl exterior finish
• Construction: Lead paint disclosure: Yes
• Exterior features: Full unfinished basement

Interior

• Kitchen: 2 kitchens (one per floor)
• Bedrooms: 1 bedroom on floor 1; 1 bedroom on floor 2
• Bathrooms: 2 full bathrooms (1 on each floor)
• Heating & cooling: Window A/C; Baseboard heating; Gas heating
• Interior features: Window A/C; Baseboard heating; Gas heating

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-775 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $413k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (34.8% below list).
• Recommended offer: $358k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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.
• Zoned schools: Robert Waters Elementary School (math 10% / reading 27%, grade F, #1,042 of 1,303 statewide, top 80%, 976 students, 88% FRL); Union Hill Middle School (math 18% / reading 40%, grade F, #321 of 431 statewide, top 77%, 849 students, 91% FRL); Union City High School (math 12% / reading 35%, grade F, #331 of 399 statewide, top 83%, 3,025 students, 83% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents flat; 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $59k of equity ($4k loan paydown + $55k 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 ~$95k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $38k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $216k; list at $550k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — 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 $358,371 (34.8% 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 53 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1903 — 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: 0.65% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 12.8

CMA / ARV

• ARV (median comp): $1,044,213
• List price: $549,900
• Delta: -47.34%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 2.58×
• Total profit: $242,623
• Equity at exit: $495,393

10-year hold

• IRR: 17.5%
• Equity multiple: 5.80×
• Total profit: $739,309
• Equity at exit: $1,068,335

Cash invested: $153,972 (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: 228
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $3,584 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$493 /mo · $5,917/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $-775

Break-even live

Break-even rent $4,565

Max offer price $413,022

Occupancy floor —

Sensitivity live

Price	-10% $-464	-5% $-619	+0% $-775	+5% $-930	+10% $-1,086
Rent	-10% $-1,058	-5% $-916	+0% $-775	+5% $-633	+10% $-492
Rate	-1.0pp $-498	-0.5pp $-635	base $-775	+0.5pp $-917	+1.0pp $-1,062

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 25th St Unit 1 Union City, NJ	3.0	2.0	1400	$4,200	$3.00	26d	1	0.25mi
910 20th St Unit 2 Union City, NJ	3.0	1.0	1000	$2,600	$2.60	46d	1	0.27mi
1515 Kerrigan Ave #2 Union City, NJ	3.0	1.0	850	$2,600	$3.06	9d	1	0.39mi
437 Gregory Ave #1 Weehawken Township, NJ	3.0	1.0	1300	$3,300	$2.54	9d	1	0.45mi
518-536 Gregory Ave Unit B407 Weehawken Township, NJ	3.0	2.0	1400	$3,500	$2.50	26d	1	0.52mi
3312 Hudson Ave Unit 4C Union City, NJ	3.0	2.0	1383	$4,600	$3.33	46d	1	0.56mi
407 Park Ave Weehawken, NJ	3.0	2.0	904	$3,450	$3.82	1d	1	0.60mi
806 John F. Kennedy Blvd Apt 2 Union City, NJ	3.0	1.0	1020	$2,500	$2.45	46d	1	0.70mi
809 Palisade Ave #1 Union City, NJ	4.0	1.0	1284	$3,300	$2.57	46d	1	0.72mi
809 Palisade Ave Unit ONE Union City, NJ	4.0	1.0	1284	$3,300	$2.57	15d	1	0.72mi
1600 Harbor Blvd Weehawken, NJ	3.0	1.0–2.0	998	$7,738	$7.75	5d	12	0.80mi
320 6th St #1 Union City, NJ	3.0	2.0	1200	$3,500	$2.92	23d	1	0.81mi
801 Harbor Blvd Unit 310A Weehawken, NJ	3.0	2.0	1402	$5,577	$3.98	26d	1	0.82mi
805 Harbor Blvd Unit 310A Weehawken, NJ	3.0	2.0	1402	$6,577	$4.69	26d	1	0.82mi
410 5th St Unit 3 Union City, NJ	4.0	1.0	1100	$3,400	$3.09	46d	1	0.84mi
542 41st St Unit 2 Union City, NJ	3.0	1.0	1200	$2,600	$2.17	46d	1	0.86mi
542 41st St Unit 2 Union City, NJ	3.0	1.0	1200	$2,500	$2.08	26d	1	0.86mi
1404 Willow Ave Hoboken, NJ	3.0	1.0–3.0	1142	$17,000	$14.88	0d	8	0.92mi
42 Duer Pl Unit 1 Weehawken Township, NJ	3.0	1.0	1200	$3,200	$2.67	26d	1	0.94mi
42 Duer Pl Unit 2 Weehawken Township, NJ	3.0	1.0	1200	$3,100	$2.58	26d	1	0.94mi
28 Leonard St Unit 2 Jersey City, NJ	3.0	2.0	1200	$3,800	$3.17	4d	1	0.94mi
4304 Meadowview Ave Unit 1 North Bergen, NJ	4.0	2.0	1400	$4,000	$2.86	26d	1	1.01mi
123 44th St Union City, NJ	1.0–3.0	1.0–2.0	1121	$3,820	$3.41	5d	11	1.02mi
1307 Bloomfield St Hoboken, NJ	4.0	1.5	922	$4,805	$5.21	6d	1	1.07mi
268 Columbia Ave Unit 2 Jersey City, NJ	3.0	1.0	1000	$2,500	$2.50	23d	1	1.08mi
212 45th St Unit 2 Union City, NJ	3.0	2.0	1300	$3,200	$2.46	46d	1	1.08mi
1217 Washington St Hoboken, NJ	3.0	1.0	765	$3,965	$5.18	1d	2	1.13mi
528 47th St Unit 3A Union City, NJ	3.0	2.0	1100	$2,950	$2.68	4d	1	1.18mi
38 Graham St Jersey City, NJ	3.0	1.0	1500	$2,500	$1.67	26d	1	1.19mi
1131 Washington St #6 Hoboken, NJ	3.0	1.0	1250	$3,900	$3.12	19d	1	1.19mi
1131 Washington St #1 Hoboken, NJ	3.0	1.0	1250	$3,900	$3.12	9d	1	1.19mi
302 Terrace Ave Unit 1ST Jersey City, NJ	3.0	2.0	1400	$3,200	$2.29	23d	1	1.20mi
911 Boulevard E #2 Weehawken, NJ	3.0	2.0	1200	$4,500	$3.75	24d	1	1.22mi
1300 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	968	$6,134	$6.33	0d	18	1.23mi
122 Graham St Unit 3 Jersey City, NJ	3.0	1.0	900	$2,800	$3.11	14d	1	1.23mi
900 Monroe St Hoboken, NJ	1.0–3.0	1.0–2.0	1014	$7,023	$6.93	1d	3	1.24mi
192 Congress St #2 Jersey City, NJ	3.0	2.0	1323	$5,000	$3.78	26d	1	1.25mi
192 Congress St #2 Jersey City, NJ	3.0	2.0	1323	$4,850	$3.67	10d	1	1.25mi
905 Monroe St Unit 3/bedroom 2/Bath Hoboken, NJ	3.0	2.0	1400	$5,233	$3.74	26d	1	1.25mi
54 11th St Hoboken, NJ	3.0	1.5	775	$3,988	$5.15	23d	2	1.26mi

Listing history 28 events

1. 2026-06-21
   days on market $549,900 Active 53 DOM
2. 2026-06-18
   days on market $549,900 Active 50 DOM
3. 2026-06-17
   days on market $549,900 Active 49 DOM
4. 2026-06-16
   days on market $549,900 Active 48 DOM
5. 2026-06-15
   days on market $549,900 Active 47 DOM
6. 2026-06-13
   days on market $549,900 Active 45 DOM
7. 2026-06-13
   days on market $549,900 Active 44 DOM
8. 2026-06-09
   days on market $549,900 Active 41 DOM
9. 2026-06-08
   days on market $549,900 Active 40 DOM
10. 2026-06-07
    pricedays on market $549,900 Active 39 DOM
11. 2026-06-04
    days on market $559,900 Active 36 DOM
12. 2026-06-03
    days on market $559,900 Active 35 DOM
13. 2026-06-02
    days on market $559,900 Active 34 DOM
14. 2026-06-01
    days on market $559,900 Active 33 DOM
15. 2026-05-31
    days on market $559,900 Active 32 DOM
16. 2026-05-12
    price $574,900 572-char remark
17. 2026-05-12
    price $577,770 572-char remark
18. 2026-04-29
    listed $587,790 Active 572-char remark
19. 2020-07-20
    soldstatus $216,000 Sold 610-char remark

    Show marketing remark (610 chars)

    OFFER ACCEPTED Two family home with 1 bedroom on each floor. CLOSE TO BERGENLINE AVE, SCHOOLS, NYC TRANSPORTATION. Home being sold in "as is" condition with buyer responsible for all inspections and certifications needed to close. Please add: Employees or directors of JPMorgan Chase & Co. and its direct and indirect subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned or serviced by or on behalf of JPMorgan Chase & Co. or its direct and indirect subsidiaries. COVID FORM IN MLS MUST BE SIGNED AND RETURNED BEFORE ANY VIEWING OF THE PROPERTY.

20. 2020-06-11
    historical 610-char remark

    Show marketing remark (610 chars)

    OFFER ACCEPTED Two family home with 1 bedroom on each floor. CLOSE TO BERGENLINE AVE, SCHOOLS, NYC TRANSPORTATION. Home being sold in "as is" condition with buyer responsible for all inspections and certifications needed to close. Please add: Employees or directors of JPMorgan Chase & Co. and its direct and indirect subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned or serviced by or on behalf of JPMorgan Chase & Co. or its direct and indirect subsidiaries. COVID FORM IN MLS MUST BE SIGNED AND RETURNED BEFORE ANY VIEWING OF THE PROPERTY.

21. 2020-05-30
    status Back On Market 610-char remark

    Show marketing remark (610 chars)

    OFFER ACCEPTED Two family home with 1 bedroom on each floor. CLOSE TO BERGENLINE AVE, SCHOOLS, NYC TRANSPORTATION. Home being sold in "as is" condition with buyer responsible for all inspections and certifications needed to close. Please add: Employees or directors of JPMorgan Chase & Co. and its direct and indirect subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned or serviced by or on behalf of JPMorgan Chase & Co. or its direct and indirect subsidiaries. COVID FORM IN MLS MUST BE SIGNED AND RETURNED BEFORE ANY VIEWING OF THE PROPERTY.

22. 2020-04-02
    historical 610-char remark

    Show marketing remark (610 chars)

    OFFER ACCEPTED Two family home with 1 bedroom on each floor. CLOSE TO BERGENLINE AVE, SCHOOLS, NYC TRANSPORTATION. Home being sold in "as is" condition with buyer responsible for all inspections and certifications needed to close. Please add: Employees or directors of JPMorgan Chase & Co. and its direct and indirect subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned or serviced by or on behalf of JPMorgan Chase & Co. or its direct and indirect subsidiaries. COVID FORM IN MLS MUST BE SIGNED AND RETURNED BEFORE ANY VIEWING OF THE PROPERTY.

23. 2020-03-17
    listed $158,700 Active 610-char remark

    Show marketing remark (610 chars)

    OFFER ACCEPTED Two family home with 1 bedroom on each floor. CLOSE TO BERGENLINE AVE, SCHOOLS, NYC TRANSPORTATION. Home being sold in "as is" condition with buyer responsible for all inspections and certifications needed to close. Please add: Employees or directors of JPMorgan Chase & Co. and its direct and indirect subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned or serviced by or on behalf of JPMorgan Chase & Co. or its direct and indirect subsidiaries. COVID FORM IN MLS MUST BE SIGNED AND RETURNED BEFORE ANY VIEWING OF THE PROPERTY.

24. 2008-01-24
    historical
25. 2007-07-23
    listed $329,000
26. 2006-11-08
    soldstatus $270,000
27. 2006-09-18
    soldstatus $270,000
28. 2006-06-02
    listed $325,000

ⓘ 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: $5,917 · $493/mo
• Projected year-2 tax: $9,805 · $817/mo
• Expected delta: +$3,888/yr (+$324/mo · 65.7%)

ⓘ 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 ≥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: $43,005
• − Mortgage interest: −$30,803
• − Property taxes: −$5,917
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,440
• − Management: −$3,440
• − Depreciation: −$15,997
• Taxable loss: −$19,343
• Est. tax savings @ 24.0%: +$4,642
• After-tax cash flow: $-4,656/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

+69.2% since first listed

15 events — show timeline

• 2026-06-05 Price Changed $549,900 HCMLS
• 2026-05-26 Price Changed $559,900 HCMLS
• 2026-05-12 Price Changed $574,900 HCMLS
• 2026-05-12 Price Changed $577,770 HCMLS
• 2026-04-29 Listed $587,790 HCMLS
• 2020-07-20 Sold (MLS) $216,000 HCMLS
• 2020-06-11 Listing Removed — HCMLS
• 2020-05-30 Relisted — HCMLS
• 2020-04-02 Listing Removed — HCMLS
• 2020-03-17 Listed $158,700 HCMLS
• 2008-01-24 Listing Removed — HCMLS
• 2007-07-23 Listed $329,000 HCMLS
• 2006-11-08 Sold (Public Records) $270,000 Public Records
• 2006-09-18 Sold (MLS) $270,000 HCMLS
• 2006-06-02 Listed $325,000 HCMLS

Property tax history

+2.7%/yr

Latest (2025): $5,917 · +2.1% YoY. Source: county tax records.