7100 BLVD E Unit 10E · Guttenberg, NJ 07093-9991

$329,900

2 bd · 2.0 ba · 1,250 sqft · Townhouse · 21 Days on market

Good condition Garage $264/sqft · 14% below area Est $382k · 14% under $2354/mo HOA · 66% 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 +13.7/15.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks

Beautifully renovated 2BR/2BA corner residence with breathtaking North/East Hudson River and NYC skyline views from every room. Perfectly situated along historic Boulevard East in the amazing town of Guttenberg, this move-in-ready home features luxury vinyl flooring throughout, a private terrace, and a bright open layout designed to showcase the views. The sleek galley kitchen offers newer stainless steel appliances, modern cabinetry, and a thoughtfully opened half-wall connecting the kitchen to the living and dining areas. Both bathrooms have been tastefully renovated with clean, modern finishes.

Key facts

• Nyc skyline views
• Private terrace
• Galley kitchen

Tags

• HUDSON RIVER VIEWS
• NYC SKYLINE VIEWS
• PRIVATE TERRACE
• OPEN LAYOUT
• GALLEY KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (80.5% below list).
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $64k (80.5% below list) — sets the bar for cash-flow.
• Cap rate -0.4% vs local median 2.1% in Guttenberg — 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 82/100 on livability (#51 in NJ, #1,253 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A; Watch: cost of living F.
• Guttenberg School District (suburban): math 10% / reading 28% proficiency, ranked #435 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anna L. Klein (math 10% / reading 28%, grade F, #1,030 of 1,303 statewide, top 80%, 949 students, 74% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k 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 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 66% of rent.
• 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 $64,468 (80.5% 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: -0.38%
• Cash-on-cash: -23.83%
• DSCR: -0.06
• GRM: 7.8

CMA / ARV

• ARV (median comp): $382,147
• List price: $329,900
• Delta: -13.67%
• 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
7000 BLVD E Unit 24D	0.16mi	2/2.0	1,237 (-1%)	3mo	$375,000	$303	88
7400 RIVER Rd #419	0.18mi	3/3.0 (+1)	1,235 (-1%)	3mo	$725,000	$587	78
8100 RIVER Rd #209	0.51mi	2/2.0	1,298 (+4%)	1mo	$705,000	$543	69
7400 RIVER Rd #317	0.18mi	2/2.0	1,075 (-14%)	3mo	$575,000	$535	66
6040 BLVD E Unit Mezz-F	0.62mi	3/2.0 (+1)	1,250 (0%)	2mo	$390,000	$312	65
6600 BLVD E Unit 21K	0.24mi	2/1.0	1,100 (-12%)	2mo	$249,000	$226	63
8100 RIVER Rd #915	0.52mi	2/2.0	1,365 (+9%)	2mo	$873,500	$640	59
8100 RIVER Rd #602	0.50mi	2/2.0	1,375 (+10%)	1mo	$875,000	$636	59
8200C BULLS FERRY Rd #10	0.53mi	2/2.0	1,400 (+12%)	0mo	$580,000	$414	55
20 AVENUE AT PORT IMPERIAL #113	0.74mi	2/2.0	1,348 (+8%)	0mo	$950,000	$705	52
9 AVENUE AT PORT IMPERIAL #1015	0.67mi	2/2.0	1,395 (+12%)	1mo	$1,350,000	$968	48
9 AVENUE AT PORT IMPERIAL #515	0.67mi	3/2.0 (+1)	1,395 (+12%)	1mo	$1,150,000	$824	44

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: -14.0%
• Equity multiple: 0.18×
• Total profit: $-75,589
• Equity at exit: $148,337

10-year hold

• IRR: -6.9%
• Equity multiple: -0.12×
• Total profit: $-103,244
• Equity at exit: $228,606

Cash invested: $92,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 94 active · 34 under contract
• Months of supply: 9.9 mo (10%/mo absorbed)
• Median asking: $448,950 ($372/sqft)
• Median days on market: 64 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -17.8% vs current asking $/sqft

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

ZIP-level market 07093-9991

• Active inventory: 1
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,544 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$2,354
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $-1,834

Break-even live

Break-even rent $5,866

Max offer price $64,468

Occupancy floor —

Sensitivity live

Price	-10% $-1,606	-5% $-1,720	+0% $-1,834	+5% $-1,948	+10% $-2,062
Rent	-10% $-2,114	-5% $-1,974	+0% $-1,834	+5% $-1,694	+10% $-1,554
Rate	-1.0pp $-1,668	-0.5pp $-1,750	base $-1,834	+0.5pp $-1,920	+1.0pp $-2,007

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: $82,475
• Closing costs: $9,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 71st St Unit 2 Guttenberg, NJ	3.0	2.0	1450	$3,600	$2.48	25d	1	0.06mi
73 71st St Unit 3F Guttenberg, NJ	3.0	2.0	1500	$3,980	$2.65	4d	1	0.06mi
64 70th St #2 Guttenberg, NJ	3.0	2.0	1450	$2,900	$2.00	48d	1	0.07mi
7430 Boulevard E Unit 4A North Bergen, NJ	2.0	1.0	991	$3,450	$3.48	25d	1	0.08mi
7004 Park Ave Unit 2 Guttenberg, NJ	3.0	1.0	1000	$3,200	$3.20	28d	1	0.10mi
7427 Boulevard East North Bergen, NJ	1.0–2.0	1.0	900	$2,700	$3.00	32d	2	0.12mi
34 74th St North Bergen, NJ	2.0	1.0	900	$2,425	$2.69	2d	2	0.13mi
7435 Boulevard East #33 North Bergen, NJ	2.0	1.0	1000	$2,900	$2.90	9d	1	0.13mi
7004 JFK Blvd E Unit 7D Guttenberg, NJ	3.0	2.0	1750	$4,400	$2.51	56d	1	0.15mi
7004 JFK Blvd E Unit 29D Guttenberg, NJ	1.0	1.5	1003	$3,150	$3.14	28d	1	0.15mi
7004 E Boulevard Unit 8D Guttenberg, NJ	2.0	2.0	1750	$4,200	$2.40	73d	1	0.15mi
7004 JFK Blvd E Unit 39D West New York, NJ	3.0	2.5	1800	$4,500	$2.50	73d	1	0.15mi
7004 BOULEVARD Unit 37A Guttenberg, NJ	3.0	2.5	1546	$4,200	$2.72	3d	1	0.15mi
7501 JFK Blvd E Unit 2 North Bergen, NJ	2.0	1.5	1400	$2,900	$2.07	62d	1	0.16mi
7501 JFK Blvd E Unit B North Bergen, NJ	2.0	1.5	1500	$2,900	$1.93	73d	1	0.16mi
134 71st St Unit GR Guttenberg, NJ	1.0	1.0	1000	$1,695	$1.70	8d	1	0.17mi
7000 JFK Blvd E Unit 22A West New York, NJ	1.0	1.0	875	$2,900	$3.31	4d	1	0.18mi
7900 River Rd Unit 1012 2 Bedroom North Bergen, NJ	2.0	2.0	1125	$3,700	$3.29	73d	1	0.18mi
7900 River Rd Unit 912 2 Bedroom North Bergen, NJ	2.0	2.0	1125	$3,225	$2.87	10d	1	0.18mi
7000 JFK Blvd E Unit 22C Guttenberg, NJ	1.0	1.5	932	$3,198	$3.43	71d	1	0.18mi
7000 JFK Blvd E Unit 22C Guttenberg, NJ	1.0	1.5	932	$3,198	$3.43	62d	1	0.18mi
140 71st St Unit 8 Guttenberg, NJ	3.0	2.0	1100	$2,750	$2.50	66d	1	0.18mi
7000 JFK Blvd E Unit 23F West New York, NJ	1.0	1.0	875	$2,850	$3.26	73d	1	0.18mi
7602 River Rd Unit 1 Bdrm 900sf Guttenberg, NJ	1.0	1.0	900	$3,395	$3.77	73d	1	0.19mi
7000 JFK Blvd E Unit 36F West New York, NJ	3.0	2.5	1546	$4,200	$2.72	56d	1	0.19mi
7000 JFK Blvd E Unit 26K West New York, NJ	1.0	1.5	979	$2,900	$2.96	14d	1	0.19mi
7000 JFK Blvd E Unit 26K West New York, NJ	1.0	1.5	979	$3,100	$3.17	38d	1	0.19mi
7602 River Rd Unit 311 Guttenberg, NJ	1.0	1.0	900	$3,450	$3.83	73d	1	0.19mi
7602 River Rd Unit 03 Guttenberg, NJ	2.0	2.0	1500	$4,455	$2.97	73d	1	0.19mi
7602 River Rd Unit 1 Guttenberg, NJ	1.0	1.0	900	$3,550	$3.94	73d	1	0.19mi
7602 River Rd Unit 06 Guttenberg, NJ	3.0	3.0	1700	$5,995	$3.53	73d	1	0.19mi
7602 River Rd Unit 320 Guttenberg, NJ	2.0	2.0	1200	$4,500	$3.75	73d	1	0.19mi
7602 River Rd Unit 411 Guttenberg, NJ	1.0	1.0	900	$3,750	$4.17	73d	1	0.19mi
7602 River Rd Unit 05 Guttenberg, NJ	3.0	3.0	1700	$5,256	$3.09	73d	1	0.19mi
7602 River Rd Unit 02 Guttenberg, NJ	2.0	2.0	1200	$3,890	$3.24	73d	1	0.19mi
7602 River Rd Unit 460 Guttenberg, NJ	3.0	3.0	1700	$5,408	$3.18	73d	1	0.19mi
7602 River Rd Unit 330 Guttenberg, NJ	2.0	2.0	1500	$4,595	$3.06	73d	1	0.19mi
125 70th St Guttenberg, NJ	1.0	1.5	885	$2,675	$3.02	1d	2	0.19mi
7000 BOULEVARD Unit 45F Guttenberg, NJ	2.0	2.5	1546	$4,200	$2.72	73d	1	0.19mi
7000 JFK Blvd E Unit 42H West New York, NJ	1.0	1.5	970	$2,950	$3.04	66d	1	0.19mi

Property features AI

Finance

• Other: Complex name: 7100/Summit HouseLocated directly on Boulevard East in Guttenberg
• HOA & community: Managed by Associa CommunityMonthly maintenance fee includes taxes, heat, water, gas, electric, hot water and air conditioning

Exterior

• Parking: Garage
• Security: DoormanBuilding security
• Utilities: Water included in maintenanceGas included in maintenanceElectric included in maintenanceHot water included in maintenanceAir conditioning included in maintenance
• Home design: Brick exterior
• Construction: Lead paint form: Yes
• Exterior features: TerraceNew York viewRiver viewNear trainNear shoppingNear busNear parksNear schoolsPets allowed

Interior

• Kitchen: One kitchen
• Bedrooms: 2 bedrooms (both on level 1)
• Bathrooms: 2 full bathrooms (both on level 1)
• Heating & cooling: Hot air heatingWall A/C
• Interior features: DishwasherMicrowaveRefrigeratorGas oven/rangeHot air heatingWall A/C
• Laundry & utility: Building washer/dryer room

Listing history 16 events

1. 2026-07-01
   days on market $329,900 Active 21 DOM
2. 2026-06-30
   days on market $329,900 Active 20 DOM
3. 2026-06-29
   days on market $329,900 Active 19 DOM
4. 2026-06-28
   days on market $329,900 Active 18 DOM
5. 2026-06-27
   days on market $329,900 Active 17 DOM
6. 2026-06-26
   days on market $329,900 Active 16 DOM
7. 2026-06-24
   days on market $329,900 Active 14 DOM
8. 2026-06-22
   days on market $329,900 Active 12 DOM
9. 2026-06-21
   days on market $329,900 Active 11 DOM
10. 2026-06-18
    days on market $329,900 Active 8 DOM
11. 2026-06-17
    days on market $329,900 Active 7 DOM
12. 2026-06-16
    days on market $329,900 Active 6 DOM
13. 2026-06-15
    days on market $329,900 Active 5 DOM
14. 2026-06-13
    days on market $329,900 Active 3 DOM
15. 2026-06-13
    remarks 699-char remark
16. 2026-06-13
    listed $329,900 Active 2 DOM

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

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: $42,524
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,402
• − Management: −$3,402
• − HOA: −$28,248
• − Depreciation: −$9,597
• Taxable loss: −$27,202
• Est. tax savings @ 24.0%: +$6,529
• After-tax cash flow: $-15,484/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $6,250–$18,750 screening

This move-in-ready townhouse is in excellent condition with modern finishes and a prime location. Minor updates to the kitchen and interior can further enhance its value.

Value-add opportunities

• Resale Update countertops and backsplash in kitchen — Modernizing the kitchen can enhance the home's appeal and value. ↑
• Resale Paint interior walls for fresh look — Fresh paint can make the home feel more inviting and modern. ↑
• Resale Upgrade lighting fixtures throughout — Upgraded lighting can improve the home's ambiance and increase its value. ↑
• Both Install smart home technology — Smart home technology can increase convenience and appeal to potential buyers/renters. ↑
• Both Add smart thermostat and smart locks — These upgrades can improve energy efficiency and security, enhancing both resale and rental value. ↑

ⓘ 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 22/100

Zoned Schools

Elementary Anna L. Klein F NJ #1,030/1,303 Nat'l #34,564/41,679 High North Bergen High School F NJ #327/399 Nat'l #12,478/17,239

Schools (NCES district)

• District: Guttenberg School District
• NCES district ID: 3406240
• Math proficiency: 10% ▼ -28.00%
• Reading proficiency: 28% ▼ -25.00%
• Median HH income: $53,491
• Composite: 17.35/100
• National rank: #9079
• State rank: #435 of 472 in NJ

A Composite livability gradescore 82/100

Livability — Guttenberg

• Score: 82/100
• State rank: #51
• US rank: #1253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guttenberg, NJ

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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%

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

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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: Complex name: 7100/Summit HouseLocated directly on Boulevard East in Guttenberg
• HOA & community: Managed by Associa CommunityMonthly maintenance fee includes taxes, heat, water, gas, electric, hot water and air conditioning

Exterior

• Parking: Garage
• Security: DoormanBuilding security
• Utilities: Water included in maintenanceGas included in maintenanceElectric included in maintenanceHot water included in maintenanceAir conditioning included in maintenance
• Home design: Brick exterior
• Construction: Lead paint form: Yes
• Exterior features: TerraceNew York viewRiver viewNear trainNear shoppingNear busNear parksNear schoolsPets allowed

Interior

• Kitchen: One kitchen
• Bedrooms: 2 bedrooms (both on level 1)
• Bathrooms: 2 full bathrooms (both on level 1)
• Heating & cooling: Hot air heatingWall A/C
• Interior features: DishwasherMicrowaveRefrigeratorGas oven/rangeHot air heatingWall A/C
• Laundry & utility: Building washer/dryer room

Price history

1 event — show timeline

• 2026-06-10 Listed $329,900 HCMLS