1300 CENTRAL Ave Unit 2L · Union City, NJ 07087

$285,000

2 bd · 1.0 ba · 701 sqft · Condo public records · 57 Days on market

$407/sqft · 15% below area Est $384k · 26% 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 +18.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

View this sunny 2 BRS LR KIT FULL BATH railroad style apartment with private enclosed storage area located on the corner of Central Avenue and 13th Street. This railroad style apartment with windows allows for an abundance of natural light to enliven the residence. Enjoy cooking in the large kitchen with stainless steel appliances and have your morning coffee at the breakfast bar. The home has washer and dryer and is accented with tile and hardwood flooring. The 15'x12' primary bedroom suite has a cozy bay window, while the 11x10'7" second brm/den has two large closets! The second bedroom functions beautifully as a den/office area flex space. You'll love the location, close to beautiful Washington Park with tennis, basketball, football, baseball sections and play areas for the young or young at heart. 1300 Central Avenue is close to shopping, trendy restaurants, and easy access to highways. NJ Bus Transit to Port Authority is located at Summit Avenue and 12th Street.

Key facts

• Washer and dryer
• Large kitchen
• Cozy bay window

Tags

• PRIVATE ENCLOSED STORAGE AREA
• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• WASHER AND DRYER
• TILE AND HARDWOOD FLOORING
• COZY BAY WINDOW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2,850/mo this rent would consume 53% 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 $30k of equity ($2k loan paydown + $28k 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 $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $276,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $383,874
• List price: $285,000
• Delta: -25.76%
• 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: 26.6%
• Equity multiple: 3.10×
• Total profit: $167,248
• Equity at exit: $256,751

10-year hold

• IRR: 22.7%
• Equity multiple: 6.86×
• Total profit: $467,501
• Equity at exit: $553,692

Cash invested: $79,800 (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: 226
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,850 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$357 /mo · $4,283/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $281

Break-even live

Break-even rent $2,494

Max offer price $285,000

Occupancy floor 85%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Bergenline Ave Union City, NJ	1.0	1.0	500	$1,695	$3.39	10d	1	0.12mi
1618 Bergenline Ave Unit 3F Union City, NJ	2.0	1.0	700	$2,250	$3.21	7d	1	0.22mi
1620 Palisade Ave Unit B Union City, NJ	1.0	1.0	500	$1,800	$3.60	24d	1	0.34mi
1620 Palisade Ave #1 Union City, NJ	1.0	1.0	500	$1,950	$3.90	24d	1	0.34mi
1810 Palisade Ave Unit 1R Union City, NJ	1.0	1.0	736	$2,600	$3.53	20d	1	0.38mi
1305 Paterson Plank Rd North Bergen, NJ	2.0	1.0–2.0	975	$3,895	$3.99	5d	21	0.42mi
401 Bergenline Ave #1 Union City, NJ	2.0	1.0	700	$2,000	$2.86	13d	1	0.43mi
2105 New York Ave Unit Basement Union City, NJ	2.0	1.0	700	$2,100	$3.00	43d	1	0.46mi
9 Grand St Unit 2A Weehawken, NJ	1.0	1.0	550	$2,775	$5.05	22d	1	0.46mi
1901 Kennedy Blvd North Bergen, NJ	1.0	1.0	650	$2,075	$3.19	17d	2	0.47mi
115 20th St Apt 1 Union City, NJ	1.0	1.0	750	$2,300	$3.07	24d	1	0.54mi
1405 Clinton St Hoboken, NJ	1.0–2.0	1.0–2.0	979	$5,400	$5.51	3d	6	0.64mi
1331 Grand St Hoboken, NJ	1.0–2.0	1.0–2.0	933	$4,450	$4.77	7d	2	0.66mi
1404 Willow Ave Hoboken, NJ	3.0	1.0–3.0	1142	$12,467	$10.91	1d	9	0.67mi
100 Harbor Blvd Weehawken, NJ	2.0	1.0–2.0	890	$7,919	$8.90	7d	11	0.68mi
1501 Harbor Blvd Unit 302 Weehawken, NJ	1.0	1.0	723	$3,500	$4.84	24d	1	0.71mi
1505 Harbor Blvd Unit 502 Weehawken, NJ	1.0	1.0	723	$3,928	$5.43	24d	1	0.71mi
1525 Harbor Blvd Weehawken Township, NJ	2.0	1.0–2.0	781	$8,135	$10.41	1d	15	0.71mi
221 Jane St #1 Weehawken, NJ	1.0	1.0	600	$2,100	$3.50	22d	1	0.71mi
502 Central Ave Apt B1 Jersey City, NJ	1.0	1.0	450	$1,800	$4.00	24d	1	0.71mi
800 Harbor Blvd Weehawken Township, NJ	2.0	1.0–2.0	927	$6,549	$7.06	2d	28	0.73mi
2709 Bergenline Ave Unit 3B Union City, NJ	1.0	1.0	700	$1,550	$2.21	22d	1	0.73mi
2705 Central Ave Unit 1 Union City, NJ	2.0	1.0	500	$2,300	$4.60	17d	1	0.73mi
27 Graham St Unit Rear (3) Jersey City, NJ	1.0	1.0	700	$2,895	$4.14	24d	1	0.75mi
311 Park Ave Weehawken, NJ	1.0	1.0	400	$2,500	$6.25	24d	1	0.79mi
950 Monroe St Unit 1013 Hoboken, NJ	1.0	1.0	710	$3,305	$4.65	24d	1	0.79mi
950 Monroe St Unit 708 Hoboken, NJ	1.0	1.0	750	$3,330	$4.44	24d	1	0.79mi
464-470 Central Ave Unit B9 Jersey City, NJ	1.0	1.5	700	$2,200	$3.14	24d	1	0.81mi
900 Monroe St Hoboken, NJ	1.0	1.0	813	$3,838	$4.72	1d	2	0.82mi
1500 Washington St Hoboken, NJ	1.0	1.0	735	$3,825	$5.20	14d	3	0.82mi
1500 Washington St Hoboken, NJ	1.0	1.0	735	$3,988	$5.43	20d	3	0.82mi
1000 Jefferson St Hoboken, NJ	1.0–2.0	1.0–2.0	965	$5,968	$6.18	1d	15	0.83mi
920 Jefferson St #502 Hoboken, NJ	1.0	1.0	651	$3,300	$5.07	10d	1	0.83mi
1500 Washington St Unit 9K Hoboken, NJ	1.0	1.0	735	$3,950	$5.37	7d	1	0.83mi
2626 Grand Ave North Bergen, NJ	1.0	1.0	736	$2,522	$3.42	16d	7	0.84mi
231 32nd St Unit 412 Weehawken, NJ	1.0	1.0	683	$2,815	$4.12	7d	1	0.85mi
314 Webster Ave Unit 2 Jersey City, NJ	2.0	1.0	700	$2,400	$3.43	5d	1	0.85mi
831 Monroe St #839 Hoboken, NJ	1.0	1.0	700	$4,450	$6.36	20d	1	0.86mi
824 Madison St Unit 1240948P Hoboken, NJ	1.0	1.0	742	$3,949	$5.32	6d	1	0.87mi
312 10th St #312 Hoboken, NJ	1.0	1.0	700	$3,450	$4.93	10d	1	0.88mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $285,000 Active 57 DOM
2. 2026-06-17
   days on market $285,000 Active 56 DOM
3. 2026-06-16
   days on market $285,000 Active 55 DOM
4. 2026-06-15
   days on market $285,000 Active 54 DOM
5. 2026-06-13
   days on market $285,000 Active 52 DOM
6. 2026-06-13
   days on market $285,000 Active 51 DOM
7. 2026-06-09
   days on market $285,000 Active 48 DOM
8. 2026-06-08
   days on market $285,000 Active 47 DOM
9. 2026-06-07
   days on market $285,000 Active 46 DOM
10. 2026-06-04
    days on market $285,000 Active 43 DOM
11. 2026-06-03
    days on market $285,000 Active 42 DOM
12. 2026-06-02
    days on market $285,000 Active 41 DOM
13. 2026-06-01
    days on market $285,000 Active 40 DOM
14. 2026-05-31
    days on market $285,000 Active 39 DOM
15. 2026-04-22
    listed $310,000 Active 986-char remark

    Show marketing remark (986 chars)

    View this sunny 2 BRS LR KIT FULL BATH railroad style apartment with private enclosed storage area located on the corner of Central Avenue and 13th Street. This railroad style apartment with windows allows for an abundance of natural light to enliven the residence. Enjoy cooking in the large kitchen with stainless steel appliances and have your morning coffee at the breakfast bar. The home has washer and dryer and is accented with tile and hardwood flooring. The 15'x12' primary bedroom suite has a cozy bay window, while the 11x10'7" second brm/den has two large closets! The second bedroom functions beautifully as a den/office area flex space. You'll love the location, close to beautiful Washington Park with tennis, basketball, football, baseball sections and play areas for the young or young at heart. 1300 Central Avenue is close to shopping, trendy restaurants, and easy access to highways. NJ Bus Transit to Port Authority is located at Summit Avenue and 12th Street.

16. 2026-04-22
    listed $310,000 Active 986-char remark

    Show marketing remark (986 chars)

    View this sunny 2 BRS LR KIT FULL BATH railroad style apartment with private enclosed storage area located on the corner of Central Avenue and 13th Street. This railroad style apartment with windows allows for an abundance of natural light to enliven the residence. Enjoy cooking in the large kitchen with stainless steel appliances and have your morning coffee at the breakfast bar. The home has washer and dryer and is accented with tile and hardwood flooring. The 15'x12' primary bedroom suite has a cozy bay window, while the 11x10'7" second brm/den has two large closets! The second bedroom functions beautifully as a den/office area flex space. You'll love the location, close to beautiful Washington Park with tennis, basketball, football, baseball sections and play areas for the young or young at heart. 1300 Central Avenue is close to shopping, trendy restaurants, and easy access to highways. NJ Bus Transit to Port Authority is located at Summit Avenue and 12th Street.

17. 2019-09-24
    historical
18. 2019-06-21
    status Active
19. 2019-06-10
    historical
20. 2019-05-21
    listed $275,000 Active
21. 2008-01-13
    historical
22. 2007-09-15
    listed $249,000
23. 2007-09-04
    historical
24. 2007-05-29
    listed $275,000

ⓘ 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: $4,283 · $357/mo
• Projected year-2 tax: $5,690 · $474/mo
• Expected delta: +$1,407/yr (+$117/mo · 32.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$15,964
• − Property taxes: −$4,283
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$8,291
• Taxable loss: −$1,236
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $3,671/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

+12.7% since first listed

10 events — show timeline

• 2026-04-22 Listed $310,000 NJMLS
• 2026-04-22 Listed $310,000 HCMLS
• 2019-09-24 Listing Removed — HCMLS
• 2019-06-21 Relisted — HCMLS
• 2019-06-10 Listing Removed — HCMLS
• 2019-05-21 Listed $275,000 HCMLS
• 2008-01-13 Listing Removed — HCMLS
• 2007-09-15 Listed $249,000 HCMLS
• 2007-09-04 Listing Removed — HCMLS
• 2007-05-29 Listed $275,000 HCMLS

Property tax history

+2.1%/yr

Latest (2021): $4,283 · +1.2% YoY. Source: county tax records.