1511-15133 48TH St · North Bergen, NJ 07047

$900,000

9 bd · 3.9 ba · — sqft · MultiFamily · 14 Days on market

---

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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

SIDE-BY-SIDE 2 FAMILY TOWNHOUSE STYLE HOME. EACH DUPLEX UNIT HAS LIVING ROOM, DINING ROOM, ,EAT-IN KITCHEN, 3 BEDROOMS, 1 BATH, BACKYARD AND PORCH. TENANT ON MONTH TO MONTH LEASE. CURRENTLY RENTED UNDER MARKET PRICE AT $1450 MONTHLY BUT POTENTIAL RENT IS $1900-$2100. STEPS TO LIGHT RAIL, NYC TRANSPORTATION, SCHOOL, AND SHOPPING.

Key facts

• Listed 13 days

Property features AI

Exterior

• Parking: No parking
• Home design: Multifamily layout with duplicate living spaces on two levels (living room and dining room on each floor)
• Construction: Lead paint disclosure applicable
• Exterior features: Aluminum/Vinyl exterior; Lot number 26

Interior

• Kitchen: Two kitchens (one on each floor); Includes oven and stove
• Bedrooms: Four bedrooms on the first floor; Four bedrooms on the second floor
• Bathrooms: Four full bathrooms (two on the first floor, two on the second floor)
• Heating & cooling: Window A/C units; Baseboard heating
• Interior features: Finished full basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $411/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $900k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• North Bergen School District (suburban): math 12% / reading 37% proficiency, ranked #393 of 472 in NJ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 209 active listings in the ZIP; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $9,432/mo this rent would consume 143% of the median local household income ($79k/yr) (locally 3908% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $399k; list at $900k implies a 126% 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 $900,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1439 46TH St	0.12mi	8/3.0 (-1)	—	12mo	$740,000	—	64
1432 46TH St	0.11mi	10/7.5 (+1)	—	3mo	$1,625,000	—	60
411 46TH St	0.55mi	8/4.0 (-1)	—	6mo	$1,080,000	—	52
530 47TH St	0.42mi	8/4.0 (-1)	—	17mo	$780,000	—	48
3713 BERGEN Tpke	0.53mi	8/5.0 (-1)	—	12mo	$1,010,000	—	44
315 51ST St	0.70mi	9/3.0	—	10mo	$910,000	—	43
595 60TH St	0.66mi	8/4.0 (-1)	—	11mo	$750,000	—	42
627 38TH St	0.57mi	10/3.0 (+1)	—	16mo	$680,000	—	39
232 46TH St	0.64mi	8/4.0 (-1)	—	18mo	$915,000	—	37

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 · 4.99% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-47,997
• Equity at exit: $134,193

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $142,102
• Equity at exit: $77,816

Cash invested: $252,000 (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 07047

• Home prices YoY: -31.5%
• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $9,432 high
• Mortgage (P&I): −$4,720
• Tax est. 1.5%: −$1,125 /mo · $13,500/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,981
• Net cashflow: $1,232

Break-even live

Break-even rent $7,873

Max offer price $900,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$9,432
Total (3 units)			$9,432

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   days on market $900,000 Active 14 DOM
2. 2026-06-08
   days on market $900,000 Active 13 DOM
3. 2026-06-07
   days on market $900,000 Active 12 DOM
4. 2026-06-04
   days on market $900,000 Active 9 DOM
5. 2026-06-03
   days on market $900,000 Active 8 DOM
6. 2026-06-02
   days on market $900,000 Active 7 DOM
7. 2026-06-01
   days on market $900,000 Active 6 DOM
8. 2026-05-31
   days on market $900,000 Active 5 DOM
9. 2026-05-18
   listed $900,000 Active
10. 2019-11-18
    soldstatus $399,000 Sold 330-char remark

    Show marketing remark (330 chars)

    SIDE-BY-SIDE 2 FAMILY TOWNHOUSE STYLE HOME. EACH DUPLEX UNIT HAS LIVING ROOM, DINING ROOM, ,EAT-IN KITCHEN, 3 BEDROOMS, 1 BATH, BACKYARD AND PORCH. TENANT ON MONTH TO MONTH LEASE. CURRENTLY RENTED UNDER MARKET PRICE AT $1450 MONTHLY BUT POTENTIAL RENT IS $1900-$2100. STEPS TO LIGHT RAIL, NYC TRANSPORTATION, SCHOOL, AND SHOPPING.

11. 2019-09-23
    historical 330-char remark

    Show marketing remark (330 chars)

    SIDE-BY-SIDE 2 FAMILY TOWNHOUSE STYLE HOME. EACH DUPLEX UNIT HAS LIVING ROOM, DINING ROOM, ,EAT-IN KITCHEN, 3 BEDROOMS, 1 BATH, BACKYARD AND PORCH. TENANT ON MONTH TO MONTH LEASE. CURRENTLY RENTED UNDER MARKET PRICE AT $1450 MONTHLY BUT POTENTIAL RENT IS $1900-$2100. STEPS TO LIGHT RAIL, NYC TRANSPORTATION, SCHOOL, AND SHOPPING.

12. 2019-09-23
    listed $429,900 Back On Market 330-char remark

    Show marketing remark (330 chars)

    SIDE-BY-SIDE 2 FAMILY TOWNHOUSE STYLE HOME. EACH DUPLEX UNIT HAS LIVING ROOM, DINING ROOM, ,EAT-IN KITCHEN, 3 BEDROOMS, 1 BATH, BACKYARD AND PORCH. TENANT ON MONTH TO MONTH LEASE. CURRENTLY RENTED UNDER MARKET PRICE AT $1450 MONTHLY BUT POTENTIAL RENT IS $1900-$2100. STEPS TO LIGHT RAIL, NYC TRANSPORTATION, SCHOOL, AND SHOPPING.

13. 2019-01-29
    historical
14. 2018-11-22
    status Back On Market
15. 2018-10-19
    historical
16. 2018-09-25
    price $429,900
17. 2018-09-11
    price $449,900
18. 2018-08-08
    listed $469,900 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $113,184
• − Mortgage interest: −$50,414
• − Property taxes: −$13,500
• − Insurance: −$4,500
• − Repairs & maintenance: −$9,055
• − Management: −$9,055
• − Depreciation: −$26,182
• Taxable income: $479
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $14,664/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: North Bergen School District
• NCES district ID: 3411460
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $54,275
• Composite: 21.95/100
• National rank: #8221
• State rank: #393 of 472 in NJ

Livability — North Bergen

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Hudson County · 718,323 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 61,250
• Household income: $78,911
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 3908.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 26% White 20% Asian 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 12%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 50% · Canada, Jamaica, South Korea
• Languages at home: 27% English-only · Spanish 61% Other Indo-European 4% Arabic 3%

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: ▼ -192.36%
• Current HPI: 419.0283
• Rent YoY: ▲ 4.99%
• 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

+91.5% since first listed

10 events — show timeline

• 2026-05-18 Listed $900,000 HCMLS
• 2019-11-18 Sold (MLS) $399,000 HCMLS
• 2019-09-23 Listing Removed — HCMLS
• 2019-09-23 Listed $429,900 HCMLS
• 2019-01-29 Listing Removed — HCMLS
• 2018-11-22 Relisted — HCMLS
• 2018-10-19 Listing Removed — HCMLS
• 2018-09-25 Price Changed $429,900 HCMLS
• 2018-09-11 Price Changed $449,900 HCMLS
• 2018-08-08 Listed $469,900 HCMLS