100 35th St #1 · Union City, NJ 07087

$289,900

3 bd · 1.0 ba · 951 sqft · Townhouse · 160 Days on market

Good condition $305/sqft · 22% below area Est $372k · 22% under

---

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 +20.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0

Listing remarks

* * Charming Condo in Union City – 100 35th St * * Welcome to this fantastic investment opportunity, ready for your personal touch! Featuring 3 bedrooms with ample closet space. As you enter the unit there is a welcoming living room and kitchen. Located in a prominent area of Union City. Surrounded by a variety of amazing restaurants, cafes, bakeries and so much more! This exceptional find is great for commuters offering public transportation around the corner. Easy drive to Lincoln Tunnel. This is an ideal starter unit or an addition to your rental portfolio. Street parking only. Buyer is responsible for all certificates required by the town.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.0% 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: George Washington Elementary School (math 10% / reading 29%, grade F, #1,012 of 1,303 statewide, top 79%, 779 students, 90% 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 88% FRL track the district average.
• Market conditions: Rents flat; 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• At $3,040/mo this rent would consume 57% of the median local household income ($64k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $371,589
• List price: $289,900
• Delta: -21.98%
• 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
135 38TH St #606	0.15mi	2/2.0 (-1)	964 (+1%)	2mo	$525,000	$545	80
3312 HUDSON Ave Unit 3L	0.15mi	2/2.0 (-1)	998 (+5%)	11mo	$570,000	$571	67
3312 HUDSON Ave Unit 12K	0.15mi	2/2.0 (-1)	1,048 (+10%)	1mo	$660,000	$630	66
965 BLVD E Unit 1-1	0.61mi	2/1.0 (-1)	915 (-4%)	1mo	$590,000	$645	59
620 38TH St #402	0.55mi	2/2.0 (-1)	957 (+1%)	7mo	$455,000	$475	58
649 38TH St #502	0.61mi	2/2.0 (-1)	970 (+2%)	1mo	$725,000	$747	58
4401 PARK Ave Unit 2B	0.42mi	2/2.0 (-1)	990 (+4%)	11mo	$480,000	$485	56
800 AVENUE AT PORT IMPERIAL #508	0.65mi	2/2.0 (-1)	973 (+2%)	2mo	$810,000	$832	55
4315 PARK Ave Unit 2i	0.40mi	2/2.0 (-1)	1,036 (+9%)	5mo	$525,000	$507	53
649 38TH St Ph 04	0.61mi	2/2.0 (-1)	970 (+2%)	7mo	$695,000	$716	53
4315 PARK Ave Unit 5H	0.40mi	2/2.0 (-1)	1,067 (+12%)	4mo	$530,000	$497	48
4508 SMITH Ave #8	0.73mi	2/2.0 (-1)	812 (-15%)	5mo	$370,000	$456	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.7%
• Equity multiple: 3.18×
• Total profit: $176,993
• Equity at exit: $261,165

10-year hold

• IRR: 23.6%
• Equity multiple: 7.03×
• Total profit: $489,593
• Equity at exit: $563,212

Cash invested: $81,172 (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: 36 active · 23 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $519,500 ($519/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -24.8% vs current asking $/sqft

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

ZIP-level market 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 349
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,040 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $399

Break-even live

Break-even rent $2,536

Max offer price $289,900

Occupancy floor 82%

Sensitivity live

Price	-10% $599	-5% $499	+0% $399	+5% $298	+10% $198
Rent	-10% $158	-5% $278	+0% $399	+5% $519	+10% $639
Rate	-1.0pp $545	-0.5pp $472	base $399	+0.5pp $323	+1.0pp $247

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: $72,475
• Closing costs: $8,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 34th St Union City, NJ	1.0–2.0	1.0–2.0	986	$3,850	$3.90	20d	3	0.07mi
3611 Park Ave #303 Union City, NJ	2.0	2.0	1092	$3,100	$2.84	57d	1	0.08mi
3611 Park Ave #302 Union City, NJ	2.0	2.0	850	$3,050	$3.59	45d	1	0.08mi
3328 Park Ave Unit 2A Weehawken Township, NJ	3.0	1.0	1100	$2,890	$2.63	55d	1	0.09mi
3328 Park Ave #2 Weehawken, NJ	3.0	1.0	1100	$2,890	$2.63	45d	1	0.09mi
115 37th St Unit 207 Union City, NJ	2.0	2.0	867	$3,100	$3.58	139d	1	0.09mi
3315 Pleasant Ave #114 Union City, NJ	2.0	1.0	735	$2,400	$3.27	57d	1	0.11mi
40 Hauxhurst Ave Unit 2 Weehawken Township, NJ	2.0	1.0	1100	$3,100	$2.82	6d	1	0.16mi
118 Parkview Ave #2 Weehawken, NJ	2.0	1.0	1100	$3,095	$2.81	108d	1	0.18mi
407 Park Ave Weehawken, NJ	3.0	2.0	904	$3,000	$3.32	82d	1	0.21mi
120 32nd St Union City, NJ	2.0	1.0	600	$1,950	$3.25	6d	1	0.23mi
231 32nd St Unit 413 Weehawken Township, NJ	2.0	2.0	1035	$3,550	$3.43	74d	1	0.25mi
42 Duer Pl Unit 3 Weehawken Township, NJ	2.0	1.0	1000	$2,600	$2.60	120d	1	0.25mi
584 Gregory Ave Unit 2 Weehawken Township, NJ	2.0	1.0	850	$2,000	$2.35	39d	1	0.26mi
318 38th St #301 Union City, NJ	2.0	1.0	874	$2,850	$3.26	139d	1	0.26mi
121 41st St #3 Union City, NJ	2.0	1.0	575	$2,250	$3.91	36d	1	0.28mi
121 41st St #1 Union City, NJ	2.0	1.0	553	$2,300	$4.16	113d	1	0.28mi
19 Hamilton Ave Weehawken, NJ	2.0	2.0	1000	$3,900	$3.90	49d	1	0.29mi
111 Maple St Unit 1 Weehawken Township, NJ	2.0	1.0	900	$2,400	$2.67	76d	1	0.31mi
75 Liberty Pl Apt 2 Weehawken Township, NJ	2.0	1.5	1100	$2,200	$2.00	6d	1	0.32mi
221 Angelique St Unit 2 Weehawken Township, NJ	2.0	1.0	1000	$2,700	$2.70	106d	1	0.33mi
791 JFK Blvd E Unit 1 Weehawken Township, NJ	2.0	2.0	900	$3,300	$3.67	120d	1	0.34mi
791 JFK Blvd E Unit 1 Weehawken Township, NJ	2.0	2.0	900	$3,100	$3.44	67d	1	0.34mi
100 Eton Row Weehawken, NJ	2.0	2.0–2.5	1345	$5,800	$4.31	2d	2	0.36mi
125 43rd St Union City, NJ	2.0	2.0	1102	$2,975	$2.70	12d	9	0.37mi
125 43rd St Union City, NJ	2.0	2.0	1102	$2,850	$2.59	43d	11	0.37mi
123 43rd St #4 Union City, NJ	2.0	1.0	700	$2,350	$3.36	18d	1	0.37mi
515 32nd St Union City, NJ	2.0	2.0	1125	$3,425	$3.04	71d	2	0.38mi
204 Dodd St Apt 2 Weehawken Township, NJ	3.0	2.0	1000	$3,250	$3.25	69d	1	0.38mi
4301 Park Ave Union City, NJ	1.0–2.0	1.0–2.0	1051	$3,500	$3.33	139d	2	0.39mi
4301 Park Ave Union City, NJ	1.0–2.0	1.0–2.0	1007	$3,500	$3.47	120d	2	0.39mi
515 Gregory Ave #3 Weehawken, NJ	2.0	2.0	1090	$2,880	$2.64	102d	1	0.40mi
515 Gregory Ave #3 Weehawken, NJ	2.0	2.0	1090	$2,880	$2.64	74d	1	0.40mi
515 30th St Unit 1B Union City, NJ	2.0	2.0	991	$3,000	$3.03	94d	1	0.40mi
515 30th St Unit 1C Union City, NJ	2.0	2.0	1000	$3,300	$3.30	89d	1	0.40mi
2610 New York Ave Unit 4 Union City, NJ	2.0	1.0	900	$2,300	$2.56	139d	1	0.40mi
518 Gregory Ave Unit B208 Weehawken, NJ	2.0	2.0	1000	$3,500	$3.50	7d	1	0.41mi
114 Shippen St #1 Weehawken Township, NJ	2.0	1.0	1000	$3,600	$3.60	2d	1	0.41mi
5 Port Imperial Blvd Weehawken Township, NJ	1.0–2.0	1.0–2.0	870	$8,473	$9.74	0d	26	0.41mi
123 44th St Union City, NJ	1.0–2.0	1.0–2.0	982	$3,350	$3.41	65d	7	0.42mi

Property features AI

Exterior

• Home design: Condo
• Construction: Living area of 951

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Interior features: 4 total rooms

Listing history 50 events

1. 2026-09-23
   days on market $289,900 Coming Soon 160 DOM
2. 2026-09-22
   days on market $289,900 Coming Soon 159 DOM
3. 2026-09-21
   days on market $289,900 Coming Soon 158 DOM
4. 2026-09-20
   days on market $289,900 Coming Soon 157 DOM
5. 2026-09-19
   days on market $289,900 Coming Soon 156 DOM
6. 2026-09-18
   days on market $289,900 Coming Soon 155 DOM
7. 2026-09-17
   days on market $289,900 Coming Soon 154 DOM
8. 2026-09-16
   days on market $289,900 Coming Soon 153 DOM
9. 2026-09-15
   days on market $289,900 Coming Soon 152 DOM
10. 2026-09-14
    days on market $289,900 Coming Soon 151 DOM
11. 2026-09-13
    days on market $289,900 Coming Soon 150 DOM
12. 2026-09-12
    days on market $289,900 Coming Soon 149 DOM
13. 2026-09-11
    days on market $289,900 Coming Soon 148 DOM
14. 2026-09-05
    days on market $289,900 Coming Soon 142 DOM
15. 2026-09-04
    days on market $289,900 Coming Soon 141 DOM
16. 2026-09-02
    days on market $289,900 Coming Soon 139 DOM
17. 2026-08-31
    days on market $289,900 Coming Soon 137 DOM
18. 2026-08-29
    days on market $289,900 Coming Soon 135 DOM
19. 2026-08-28
    days on market $289,900 Coming Soon 134 DOM
20. 2026-08-27
    days on market $289,900 Coming Soon 133 DOM
21. 2026-08-26
    days on market $289,900 Coming Soon 132 DOM
22. 2026-08-25
    days on market $289,900 Coming Soon 131 DOM
23. 2026-08-24
    days on market $289,900 Coming Soon 130 DOM
24. 2026-08-23
    days on market $289,900 Coming Soon 129 DOM
25. 2026-08-22
    days on market $289,900 Coming Soon 128 DOM
26. 2026-08-21
    days on market $289,900 Coming Soon 127 DOM
27. 2026-08-20
    days on market $289,900 Coming Soon 126 DOM
28. 2026-08-19
    days on market $289,900 Coming Soon 125 DOM
29. 2026-08-18
    days on market $289,900 Coming Soon 124 DOM
30. 2026-08-17
    days on market $289,900 Coming Soon 123 DOM
31. 2026-08-16
    days on market $289,900 Coming Soon 122 DOM
32. 2026-08-15
    days on market $289,900 Coming Soon 121 DOM
33. 2026-08-14
    days on market $289,900 Coming Soon 120 DOM
34. 2026-08-13
    days on market $289,900 Coming Soon 119 DOM
35. 2026-08-12
    days on market $289,900 Coming Soon 118 DOM
36. 2026-08-11
    days on market $289,900 Coming Soon 117 DOM
37. 2026-08-10
    days on market $289,900 Coming Soon 116 DOM
38. 2026-08-09
    days on market $289,900 Coming Soon 115 DOM
39. 2026-08-08
    days on market $289,900 Coming Soon 114 DOM
40. 2026-08-06
    days on market $289,900 Coming Soon 112 DOM
41. 2026-08-05
    days on market $289,900 Coming Soon 111 DOM
42. 2026-08-04
    days on market $289,900 Coming Soon 110 DOM
43. 2026-08-03
    days on market $289,900 Coming Soon 109 DOM
44. 2026-07-31
    days on market $289,900 Coming Soon 106 DOM
45. 2026-07-30
    days on market $289,900 Coming Soon 104 DOM
46. 2026-07-28
    days on market $289,900 Coming Soon 103 DOM
47. 2026-07-26
    days on market $289,900 Coming Soon 101 DOM
48. 2026-07-24
    days on market $289,900 Coming Soon 99 DOM
49. 2026-07-23
    days on market $289,900 Coming Soon 98 DOM
50. 2026-07-22
    days on market $289,900 Coming Soon 97 DOM

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

Taxation est. · year 1

• Rental income: $36,486
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,919
• − Management: −$2,919
• − Depreciation: −$8,433
• Taxable income: $177
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $4,740/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,755–$14,265 screening

This charming townhouse is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics. The property is located in a desirable area with easy access to public transportation and amenities.

Value-add opportunities

• Both Paint the interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace the countertops with quartz or granite — Quartz or granite countertops are durable and add value ↑
• Both Install new flooring in the kitchen and bathrooms — New flooring can improve the overall look and feel of the home ↑
• Both Upgrade the HVAC system — A new HVAC system can improve comfort and energy efficiency ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance curb appeal and property 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 26/100

Zoned Schools

Elementary Jefferson Elementary School F NJ #878/1,303 Nat'l #30,133/41,679 Middle Union Hill Middle School F NJ #321/431 Nat'l #9,290/14,009 High Union City High School F NJ #331/399 Nat'l #13,485/17,239

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

B Composite livability gradescore 77/100

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 · 771,834 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: 12% of renters

---

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

Property features AI

Exterior

• Home design: Condo
• Construction: Living area of 951

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Interior features: 4 total rooms