133 33RD St Unit 3R · Union City, NJ 07087

$235,000

1 bd · 1.0 ba · 586 sqft · Condo public records · 46 Days on market

Built 1966 $401/sqft · 27% below area Est $323k · 27% under $240/mo HOA · 9% of rent

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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 +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

NICE ONE BEDROOM CONDO, EXCELLENT LOCATION, CLOSE TO SCHOOLS, EASY COMMUTE TO NEW YORK CITY

Key facts

• $240 HOA
• Parking
• Listed 45 days

Property features AI

Finance

• HOA & community: Monthly maintenance fee of $240 (includes air conditioning)

Exterior

• Parking: Parking for 1 car
• Home design: Unit in a multi-unit building; Located in Union City
• Construction: Lead paint form: Yes
• Exterior features: Brick exterior; Pets not allowed

Interior

• Kitchen: 1 kitchen (main level)
• Bedrooms: 1 bedroom (all on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Gas oven/range

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,687/mo this rent would consume 50% 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 $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 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 $133k; list at $235k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 7.3

CMA / ARV

• ARV (median comp): $323,340
• List price: $235,000
• Delta: -27.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.6%
• Equity multiple: 3.17×
• Total profit: $142,856
• Equity at exit: $211,707

10-year hold

• IRR: 23.5%
• Equity multiple: 7.00×
• Total profit: $394,632
• Equity at exit: $456,553

Cash invested: $65,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,687 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$234 /mo · $2,806/yr
• Insurance: −$98
• HOA: −$240
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $319

Break-even live

Break-even rent $2,284

Max offer price $235,000

Occupancy floor 83%

Sensitivity live

Price	-10% $452	-5% $385	+0% $319	+5% $252	+10% $186
Rent	-10% $107	-5% $213	+0% $319	+5% $425	+10% $531
Rate	-1.0pp $437	-0.5pp $379	base $319	+0.5pp $258	+1.0pp $196

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 32nd St Unit 412 Weehawken, NJ	1.0	1.0	683	$2,815	$4.12	8d	1	0.07mi
221 Jane St #1 Weehawken, NJ	1.0	1.0	600	$2,100	$3.50	23d	1	0.17mi
210 36th St Unit 3L Union City, NJ	1.0	1.0	750	$2,100	$2.80	8d	1	0.28mi
2709 Bergenline Ave Unit 3B Union City, NJ	1.0	1.0	700	$1,550	$2.21	23d	1	0.28mi
115 37th St Unit 102 Union City, NJ	1.0	1.0	600	$2,500	$4.17	6d	1	0.28mi
311 Park Ave Weehawken, NJ	1.0	1.0	400	$2,500	$6.25	25d	1	0.30mi
2705 Central Ave Unit 1 Union City, NJ	2.0	1.0	500	$2,300	$4.60	18d	1	0.39mi
2105 New York Ave Unit Basement Union City, NJ	2.0	1.0	700	$2,100	$3.00	45d	1	0.42mi
5 Port Imperial Blvd Weehawken Township, NJ	1.0–2.0	1.0–2.0	809	$3,578	$4.42	0d	30	0.43mi
121 41st St #1 Union City, NJ	2.0	1.0	553	$2,300	$4.16	18d	1	0.47mi
1575 Harbor Blvd Unit 1402W Weehawken, NJ	—	1.0	527	$2,700	$5.12	25d	1	0.49mi
115 20th St Apt 1 Union City, NJ	1.0	1.0	750	$2,300	$3.07	25d	1	0.50mi
700 Harbor Blvd Unit 1001 Weehawken Township, NJ	1.0	1.0	700	$4,000	$5.71	25d	1	0.51mi
1600 Harbor Blvd Weehawken, NJ	3.0	1.0–2.0	998	$4,691	$4.70	4d	12	0.51mi
801 Harbor Blvd Unit 1512A Weehawken, NJ	1.0	1.0	720	$3,450	$4.79	25d	1	0.52mi
801 Harbor Blvd Unit 1013A Weehawken, NJ	—	1.0	575	$2,850	$4.96	25d	1	0.52mi
1810 Palisade Ave Unit 1R Union City, NJ	1.0	1.0	736	$2,600	$3.53	22d	1	0.54mi
1620 Palisade Ave Unit B Union City, NJ	1.0	1.0	500	$1,800	$3.60	25d	1	0.60mi
1620 Palisade Ave #1 Union City, NJ	1.0	1.0	500	$1,950	$3.90	25d	1	0.60mi
1618 Bergenline Ave Unit 3F Union City, NJ	2.0	1.0	700	$2,250	$3.21	8d	1	0.65mi
1500 Harbor Blvd Weehawken, NJ	2.0	1.0–2.0	795	$5,134	$6.45	0d	12	0.69mi
1500 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	914	$4,030	$4.41	0d	20	0.71mi
800 Harbor Blvd Weehawken Township, NJ	2.0	1.0–2.0	927	$4,828	$5.21	3d	28	0.71mi
9 Grand St Unit 2A Weehawken, NJ	1.0	1.0	550	$2,775	$5.05	23d	1	0.72mi
2626 Grand Ave North Bergen, NJ	1.0	1.0	736	$2,522	$3.42	0d	6	0.73mi
1501 Harbor Blvd Unit 332 Weehawken, NJ	—	1.0	525	$2,750	$5.24	25d	1	0.74mi
1501 Harbor Blvd Unit 302 Weehawken, NJ	1.0	1.0	723	$3,500	$4.84	25d	1	0.74mi
1505 Harbor Blvd Unit 502 Weehawken, NJ	1.0	1.0	723	$3,928	$5.43	25d	1	0.74mi
1505 Harbor Blvd Unit 432 Weehawken, NJ	—	1.0	525	$3,368	$6.42	25d	1	0.74mi
1525 Harbor Blvd Weehawken Township, NJ	2.0	1.0–2.0	798	$6,110	$7.65	0d	16	0.74mi
1300 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	968	$3,851	$3.98	0d	18	0.74mi
100 Harbor Blvd Weehawken, NJ	2.0	1.0–2.0	890	$5,644	$6.34	0d	12	0.79mi
1100 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	924	$4,602	$4.98	2d	20	0.79mi
4701 Park Ave Unit 2B Union City, NJ	1.0	1.0	600	$1,725	$2.88	25d	1	0.82mi
1901 Kennedy Blvd North Bergen, NJ	1.0	1.0	650	$2,075	$3.19	18d	2	0.83mi
900 Ave At Port Imperial Blvd Weehawken, NJ	2.0	1.0–2.0	791	$4,715	$5.96	0d	25	0.85mi
621 14th St Unit 1314944P Union City, NJ	1.0	1.0	559	$6,229	$11.13	0d	2	0.85mi
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	45d	1	0.85mi
1206 Bergenline Ave Union City, NJ	1.0	1.0	500	$1,695	$3.39	11d	1	0.88mi
4901 Bergenline Ave West New York, NJ	1.0–2.0	1.0–2.0	930	$2,744	$2.95	0d	8	0.95mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $235,000 Active 46 DOM
2. 2026-06-18
   days on market $235,000 Active 43 DOM
3. 2026-06-17
   days on market $235,000 Active 42 DOM
4. 2026-06-16
   days on market $235,000 Active 41 DOM
5. 2026-06-15
   days on market $235,000 Active 40 DOM
6. 2026-06-13
   days on market $235,000 Active 38 DOM
7. 2026-06-13
   days on market $235,000 Active 37 DOM
8. 2026-06-09
   days on market $235,000 Active 34 DOM
9. 2026-06-08
   days on market $235,000 Active 33 DOM
10. 2026-06-07
    days on market $235,000 Active 32 DOM
11. 2026-06-04
    days on market $235,000 Active 29 DOM
12. 2026-06-03
    days on market $235,000 Active 28 DOM
13. 2026-06-02
    days on market $235,000 Active 27 DOM
14. 2026-06-01
    days on market $235,000 Active 26 DOM
15. 2026-05-31
    days on market $235,000 Active 25 DOM
16. 2026-05-06
    listed $235,000 Active 32-char remark
17. 2016-10-18
    price $79,999 91-char remark

    Show marketing remark (91 chars)

    NICE ONE BEDROOM CONDO, EXCELLENT LOCATION, CLOSE TO SCHOOLS, EASY COMMUTE TO NEW YORK CITY

18. 2016-10-17
    historical 91-char remark

    Show marketing remark (91 chars)

    NICE ONE BEDROOM CONDO, EXCELLENT LOCATION, CLOSE TO SCHOOLS, EASY COMMUTE TO NEW YORK CITY

19. 2016-03-31
    price $59,999 91-char remark

    Show marketing remark (91 chars)

    NICE ONE BEDROOM CONDO, EXCELLENT LOCATION, CLOSE TO SCHOOLS, EASY COMMUTE TO NEW YORK CITY

20. 2016-03-31
    historical Under Contract 91-char remark

    Show marketing remark (91 chars)

    NICE ONE BEDROOM CONDO, EXCELLENT LOCATION, CLOSE TO SCHOOLS, EASY COMMUTE TO NEW YORK CITY

21. 2016-01-25
    listed $359,999 Active 91-char remark

    Show marketing remark (91 chars)

    NICE ONE BEDROOM CONDO, EXCELLENT LOCATION, CLOSE TO SCHOOLS, EASY COMMUTE TO NEW YORK CITY

22. 2005-04-15
    soldstatus $133,000

    Show marketing remark (222 chars)

    GREAT LOCATION MINUTE FROM EVERYTHING BUS TO NYC, STEPS AWAY FROM HOBOKEN MAIN INCLUDED COLD AND HOT WATER, GAS, HEAT AND PARKING. EXCELENT UNIT LARGE LIVING ROOM OPEN KITCHEN, GOOD SIZE BEDROOM, NICE BUILDING. QUIET AREA.

23. 2005-01-26
    historical

    Show marketing remark (222 chars)

    GREAT LOCATION MINUTE FROM EVERYTHING BUS TO NYC, STEPS AWAY FROM HOBOKEN MAIN INCLUDED COLD AND HOT WATER, GAS, HEAT AND PARKING. EXCELENT UNIT LARGE LIVING ROOM OPEN KITCHEN, GOOD SIZE BEDROOM, NICE BUILDING. QUIET AREA.

24. 2005-01-12
    listed $150,000

    Show marketing remark (222 chars)

    GREAT LOCATION MINUTE FROM EVERYTHING BUS TO NYC, STEPS AWAY FROM HOBOKEN MAIN INCLUDED COLD AND HOT WATER, GAS, HEAT AND PARKING. EXCELENT UNIT LARGE LIVING ROOM OPEN KITCHEN, GOOD SIZE BEDROOM, NICE BUILDING. QUIET AREA.

ⓘ 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: $2,806 · $234/mo
• Projected year-2 tax: $4,329 · $361/mo
• Expected delta: +$1,523/yr (+$127/mo · 54.3%)

ⓘ 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 ≥98°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: $32,247
• − Mortgage interest: −$13,164
• − Property taxes: −$2,806
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − HOA: −$2,880
• − Depreciation: −$6,836
• Taxable income: $227
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $3,771/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

+56.7% since first listed

9 events — show timeline

• 2026-05-06 Listed $235,000 HCMLS
• 2016-10-18 Price Changed $79,999 HCMLS
• 2016-10-17 Listing Removed — HCMLS
• 2016-03-31 Price Changed $59,999 HCMLS
• 2016-03-31 Contingent — HCMLS
• 2016-01-25 Listed $359,999 HCMLS
• 2005-04-15 Sold (MLS) $133,000 HCMLS
• 2005-01-26 Listing Removed — HCMLS
• 2005-01-12 Listed $150,000 HCMLS

Property tax history

+2.1%/yr

Latest (2021): $2,806 · +1.2% YoY. Source: county tax records.