605 Grove St · Clifton, NJ 07013

$340,000

1 bd · 1.0 ba · — sqft · MultiFamily · 1 Days on market

$500/mo HOA · 21% of rent

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Nestled in a beautiful residential neighborhood near the Montclair border, Williamsburg South has much to offer. Amenities include impeccably maintained grounds, a picnic area with tables and grills and a sparkling in ground pool. Unit 2C is the largest model in the complex at just over 1,000 square feet. This end unit is filled with light in all rooms. Featuring a spacious living room, formal dining room with the potential for a 2nd bedroom and pristine kitchen with dining area. The main bedroom is large enough to accommodate a king sized bed as well as having three closets. There are double sinks in the bathroom, a tub with shower, triple mirror medicine cabinet and linen closet. You will

Key facts

• Picnic area
• Formal dining room
• Pristine kitchen

Tags

• MAINTAINED GROUNDS
• PICNIC AREA
• IN GROUND POOL
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• PRISTINE KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with a $500 monthly fee

Exterior

• Home design: Condominium (residential); Property faces north; Building name: Williamsburg South
• Construction: Has full basement
• Exterior features: Community pool; Pets allowed

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Dishwasher; Microwave; Range/Oven; Refrigerator
• Laundry & utility: Laundry in basement (common area)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Cap rate 9.4% vs local median 2.7% in Clifton — 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 (#110 in NJ, #2,833 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities C-, cost of living F.
• Clifton Public School District (suburban): math 21% / reading 40% proficiency, ranked #332 of 472 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clifton High School (math 19% / reading 41%, grade F, #284 of 399 statewide, top 72%, 3,059 students, 62% FRL) — zoned schools average 62% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 860 units permitted in Passaic County in 2024 (614 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Passaic County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $95k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 7y 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 $210k; list at $340k implies a 62% 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 $340,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.39% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $2,082
• Equity at exit: $50,695

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $76,488
• Equity at exit: $29,397

Cash invested: $95,200 (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 07013

• Active inventory: 37
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $4,736 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$500
• Vacancy / Maint / Mgmt: −$995
• Net cashflow: $892

Break-even live

Break-even rent $3,607

Max offer price $340,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,127	-5% $1,009	+0% $892	+5% $774	+10% $657
Rent	-10% $518	-5% $705	+0% $892	+5% $1,079	+10% $1,266
Rate	-1.0pp $1,063	-0.5pp $978	base $892	+0.5pp $804	+1.0pp $714

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$4,736
Total (2 units)			$4,736

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Grove St Unit D4 Clifton, NJ	1.0	1.0	—	$2,500	—	25d	1	0.04mi
565 Grove St Unit D-8 Clifton, NJ	1.0	1.0	—	$1,725	—	25d	1	0.09mi
168 Richfield Ter Clifton, NJ	2.0	1.0	567	$2,060	$3.63	25d	1	0.77mi
1240 Van Houten Ave Unit 2A Clifton, NJ	1.0	1.0	—	$2,250	—	25d	1	0.84mi
140 Hepburn Rd Clifton, NJ	2.0	1.0–2.0	997	$2,462	$2.47	4d	14	0.94mi
1 Kowal St Clifton, NJ	2.0	1.0	680	$2,372	$3.49	25d	3	1.05mi
1 Kowal St Clifton, NJ	1.0	1.0	775	$2,450	$3.16	21d	1	1.05mi
8 Quarry Dr Unit C1 Woodland Park, NJ	2.0	2.0	1738	$3,900	$2.24	2d	1	1.07mi
28 George Russell Way #14 Clifton, NJ	2.0	2.5	—	$3,800	—	25d	1	1.19mi
28 Devonshire Dr Clifton, NJ	2.0	2.5	—	$3,800	—	18d	1	1.23mi
40 Surrey Ln Clifton, NJ	1.0	1.0	—	$1,300	—	25d	1	1.28mi
9203 Ravenscroft Rd Clifton, NJ	2.0	2.0	—	$3,200	—	2d	1	1.35mi
9203 Ravenscroft Rd Clifton, NJ	2.0	2.0	—	$3,200	—	2d	1	1.35mi
765 Clifton Ave Clifton, NJ	1.0–2.0	1.0	717	$2,370	$3.30	14d	3	1.45mi
66 Mount Prospect Ave Unit 15 Clifton, NJ	2.0	2.0	—	$2,900	—	18d	1	1.47mi
66 Mount Prospect Ave Unit 4 Clifton, NJ	2.0	2.0	—	$2,700	—	8d	1	1.47mi
66 Mount Prospect Ave Unit 4 Clifton, NJ	2.0	2.0	—	$2,800	—	25d	1	1.47mi
120 Campbell Ave Clifton, NJ	2.0	1.0	—	$2,400	—	8d	1	1.48mi
9 Laurel Pl Montclair, NJ	2.0	2.0	—	$2,900	—	4d	1	1.49mi

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: landscapingpool

Listing history 30 events

1. 2026-05-28
   price $350,000
2. 2026-05-28
   listed $340,000 Active
3. 2025-08-14
   status Under Contract
4. 2025-08-14
   soldstatus $210,000 Sold
5. 2025-07-02
   listed $199,000 Active
6. 2025-01-30
   soldstatus $205,000 Sold
7. 2024-12-12
   status Under Contract
8. 2024-12-05
   listed $199,000 Active
9. 2023-04-01
   historical
10. 2023-01-31
    soldstatus $255,000 Sold
11. 2023-01-10
    status Under Contract
12. 2022-12-06
    historical
13. 2022-11-04
    soldstatus $172,000 Sold
14. 2022-10-24
    listed $264,900 Active
15. 2022-09-23
    status Under Contract
16. 2022-08-23
    listed $160,000 Active
17. 2022-08-23
    listed $160,000 Active
18. 2020-10-20
    soldstatus $217,000 Sold
19. 2020-09-02
    historical
20. 2020-08-21
    price $219,000
21. 2020-08-07
    listed $222,000 Active
22. 2020-02-29
    soldstatus $150,000 Sold
23. 2020-02-06
    historical
24. 2019-12-06
    listed $149,000 Active
25. 2019-07-31
    soldstatus $221,000 Sold
26. 2019-06-25
    historical
27. 2019-06-11
    listed $210,000 Active
28. 2014-02-11
    soldstatus $155,550
29. 2013-06-27
    soldstatus $123,000
30. 2013-05-16
    soldstatus $177,000

ⓘ 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 6/10 Major 7 d/yr ≥100°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,832
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$4,547
• − Management: −$4,547
• − HOA: −$6,000
• − Depreciation: −$9,891
• Taxable income: $6,003
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $9,261/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: Clifton Public School District
• NCES district ID: 3403300
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $66,455
• Composite: 28.12/100
• National rank: #6820
• State rank: #332 of 472 in NJ

Livability — Clifton

• Score: 77/100
• State rank: #110
• US rank: #2833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clifton, NJ
• City population: 53,240
• Population (ZIP): 29,419

Population outlook (Passaic County) Hauer SSP2

• Today (2025): 525,915 people
• By 2030: 532,160 · +1.2%
• By 2040: 543,670 · +3.4%
• By 2050: 554,326 · +5.4%
• By 2075: 584,728 · +11.2%
• By 2100: 598,978 · +13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 13% Asian 10% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3% Dominican 4%
• Common ancestry: Romanian 14% Subsaharan African 2% Russian 1%
• Foreign-born: 33% · Canada, Jamaica, South Korea
• Languages at home: 53% English-only · Spanish 19% Russian/Polish/Slavic 9% Other Indo-European 8%

Political lean MEDSL · Passaic

• 2024 margin: Toss-up / Even · D 46.9% · R 49.8% · Other 3.3%
• 2008→2024 swing: -24.6pp toward R · 2008: 21.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+16.5 2016: D+21.8 2012: D+27.3 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -293.07%
• Current HPI: 294.2089
• Rent YoY: —
• Metro: —
• 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

+97.7% since first listed

30 events — show timeline

• 2026-05-28 Price Changed $350,000 NJMLS
• 2026-05-28 Listed $340,000 NJMLS
• 2025-08-14 Pending — GSMLS
• 2025-08-14 Sold (MLS) $210,000 GSMLS
• 2025-07-02 Listed $199,000 GSMLS
• 2025-01-30 Sold (MLS) $205,000 GSMLS
• 2024-12-12 Pending — GSMLS
• 2024-12-05 Listed $199,000 GSMLS
• 2023-04-01 Delisted — NJMLS
• 2023-01-31 Sold (MLS) $255,000 GSMLS
• 2023-01-10 Pending — GSMLS
• 2022-12-06 Rental Removed — NJMLS
• 2022-11-04 Sold (MLS) $172,000 GSMLS
• 2022-10-24 Listed $264,900 GSMLS
• 2022-09-23 Pending — GSMLS
• 2022-08-23 Listed $160,000 GSMLS
• 2022-08-23 Listed $160,000 NJMLS
• 2020-10-20 Sold (MLS) $217,000 GSMLS
• 2020-09-02 Delisted — GSMLS
• 2020-08-21 Price Changed $219,000 GSMLS
• 2020-08-07 Listed $222,000 GSMLS
• 2020-02-29 Sold (MLS) $150,000 GSMLS
• 2020-02-06 Delisted — GSMLS
• 2019-12-06 Listed $149,000 GSMLS
• 2019-07-31 Sold (MLS) $221,000 GSMLS
• 2019-06-25 Delisted — GSMLS
• 2019-06-11 Listed $210,000 GSMLS
• 2014-02-11 Sold (MLS) $155,550 GSMLS
• 2013-06-27 Sold (MLS) $123,000 GSMLS
• 2013-05-16 Sold (MLS) $177,000 GSMLS