100 35th St #1 · Union City, NJ 07087

$289,900

3 bd · 1.0 ba · 951 sqft · Condo · 66 Days on market

Good condition $305/sqft · 21% below area Est $369k · 21% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

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. This is a unique opportunity, schedule

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $556 ($7k/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: $273k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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; 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,239/mo this rent would consume 60% 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 $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 66 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $272,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $368,812
• List price: $289,900
• Delta: -21.40%
• 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: 29.4%
• Equity multiple: 3.30×
• Total profit: $186,595
• Equity at exit: $261,165

10-year hold

• IRR: 24.9%
• Equity multiple: 7.27×
• Total profit: $509,232
• 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 →

ZIP-level market 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 228
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,239 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $556

Break-even live

Break-even rent $2,536

Max offer price $289,900

Occupancy floor 78%

Sensitivity live

Price	-10% $756	-5% $656	+0% $556	+5% $456	+10% $355
Rent	-10% $300	-5% $428	+0% $556	+5% $684	+10% $812
Rate	-1.0pp $702	-0.5pp $629	base $556	+0.5pp $481	+1.0pp $404

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3611 Park Ave #303 Union City, NJ	2.0	2.0	1092	$3,200	$2.93	1d	1	0.08mi
115 37th St Unit 207 Union City, NJ	2.0	2.0	867	$3,100	$3.58	45d	1	0.09mi
119 Peter St Union City, NJ	2.0	2.0	1099	$3,500	$3.18	15d	1	0.11mi
118 Parkview Ave #2 Weehawken, NJ	2.0	1.0	1100	$3,095	$2.81	15d	1	0.18mi
407 Park Ave Weehawken, NJ	3.0	2.0	904	$3,450	$3.82	1d	1	0.21mi
42 Duer Pl Unit 3 Weehawken Township, NJ	2.0	1.0	1000	$2,600	$2.60	26d	1	0.25mi
318 38th St #301 Union City, NJ	2.0	1.0	874	$2,850	$3.26	45d	1	0.26mi
318 38th St Union City, NJ	1.0–2.0	1.0	887	$2,750	$3.10	13d	2	0.26mi
121 41st St #1 Union City, NJ	2.0	1.0	553	$2,300	$4.16	19d	1	0.28mi
19 Hamilton Ave Weehawken, NJ	2.0	2.0	1000	$4,600	$4.60	22d	1	0.29mi
221 Angelique St Unit 2 Weehawken Township, NJ	2.0	1.0	1000	$2,700	$2.70	12d	1	0.33mi
791 JFK Blvd E Unit 1 Weehawken Township, NJ	2.0	2.0	900	$3,300	$3.67	26d	1	0.34mi
100 Eton Row #603 Weehawken, NJ	2.0	2.0	1100	$5,325	$4.84	8d	1	0.36mi
515 32nd St Union City, NJ	2.0	2.0	1125	$3,200	$2.84	24d	2	0.37mi
125 43rd St Union City, NJ	2.0	2.0	1102	$3,000	$2.72	1d	6	0.37mi
4301 Park Ave Union City, NJ	1.0–2.0	1.0–2.0	1007	$3,500	$3.47	26d	2	0.39mi
4301 Park Ave Union City, NJ	1.0–2.0	1.0–2.0	1051	$3,500	$3.33	45d	2	0.39mi
515 Gregory Ave #3 Weehawken, NJ	2.0	2.0	1090	$2,880	$2.64	9d	1	0.40mi
515 30th St Unit 1C Union City, NJ	2.0	2.0	1000	$3,500	$3.50	9d	1	0.40mi
515 30th St Unit 1B Union City, NJ	2.0	2.0	991	$3,000	$3.03	1d	1	0.40mi
2610 New York Ave Unit 4 Union City, NJ	2.0	1.0	900	$2,300	$2.56	45d	1	0.40mi
5 Port Imperial Blvd Weehawken Township, NJ	1.0–2.0	1.0–2.0	809	$7,418	$9.16	1d	30	0.41mi
123 44th St Union City, NJ	1.0–3.0	1.0–2.0	1121	$3,820	$3.41	5d	11	0.42mi
530 40th St Unit 2nd Fl Union City, NJ	2.0	1.0	850	$2,200	$2.59	45d	1	0.47mi
224 Oak St Unit 2 Weehawken Township, NJ	2.0	1.0	900	$2,650	$2.94	1d	1	0.49mi
125 Oak St Unit 1 Weehawken Township, NJ	2.0	2.0	1100	$3,708	$3.37	15d	1	0.49mi
29 Cooper Pl Unit 3 Weehawken Township, NJ	2.0	1.0	1100	$2,300	$2.09	9d	1	0.51mi
1500 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	914	$5,249	$5.74	0d	20	0.52mi
1300 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	968	$6,134	$6.33	0d	18	0.55mi
77 46th St Unit 21 Weehawken, NJ	2.0	2.0	924	$2,950	$3.19	26d	1	0.56mi
1600 Harbor Blvd Weehawken, NJ	3.0	1.0–2.0	998	$7,738	$7.75	5d	12	0.59mi
801 Harbor Blvd Unit 1010c Weehawken, NJ	2.0	2.0	1100	$4,110	$3.74	26d	1	0.59mi
801 Harbor Blvd Unit 903C Weehawken, NJ	2.0	2.0	1100	$4,590	$4.17	26d	1	0.59mi
1100 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	924	$7,515	$8.13	0d	19	0.59mi
47 47th St #6 Weehawken, NJ	2.0	1.0	939	$3,450	$3.67	9d	1	0.61mi
804 27th ST #2	2.0	1.0	900	$2,200	$2.44	26d	1	0.62mi
2105 New York Ave Unit Basement Union City, NJ	2.0	1.0	700	$2,100	$3.00	45d	1	0.63mi
900 Ave At Port Imperial Blvd Weehawken, NJ	2.0	1.0–2.0	791	$6,320	$7.98	1d	25	0.64mi
4206 Smith Ave Unit 1 North Bergen, NJ	2.0	1.0	900	$2,100	$2.33	9d	1	0.67mi
4614 John F. Kennedy Blvd Unit 403 Union City, NJ	2.0	1.0	925	$3,595	$3.89	26d	1	0.73mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $289,900 Coming Soon 66 DOM
2. 2026-06-18
   days on market $289,900 Coming Soon 63 DOM
3. 2026-06-17
   days on market $289,900 Coming Soon 62 DOM
4. 2026-06-16
   days on market $289,900 Coming Soon 61 DOM
5. 2026-06-15
   days on market $289,900 Coming Soon 60 DOM
6. 2026-06-13
   days on market $289,900 Coming Soon 58 DOM
7. 2026-06-13
   days on market $289,900 Coming Soon 57 DOM
8. 2026-06-09
   days on market $289,900 Coming Soon 54 DOM
9. 2026-06-08
   days on market $289,900 Coming Soon 53 DOM
10. 2026-06-07
    days on market $289,900 Coming Soon 52 DOM
11. 2026-06-04
    days on market $289,900 Coming Soon 49 DOM
12. 2026-06-03
    days on market $289,900 Coming Soon 48 DOM
13. 2026-06-02
    days on market $289,900 Coming Soon 47 DOM
14. 2026-06-01
    days on market $289,900 Coming Soon 46 DOM
15. 2026-05-31
    days on market $289,900 Coming Soon 45 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: $38,874
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,110
• − Management: −$3,110
• − Depreciation: −$8,433
• Taxable income: $2,183
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $6,145/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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