720 15TH St · Union City, NJ 07087

$729,000

6 bd · 2.0 ba · 1,928 sqft · SingleFamily public records · 31 Days on market

Built 1913 Est $1103k · 34% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Cash flow +3.5/30.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks

RARE OPPORTUNITY: Well-positioned 2-family investment property in prime Union City location. This 6-bedroom, 2-bathroom home offers excellent rental income potential with two separate units ready for immediate occupancy. Delivered vacant, allowing buyer flexibility for unit configuration and tenant placement. Features dedicated driveway with 2 spots. Being sold as-is. Ideal for owner-occupied plus rental, 1031 exchange, or investor portfolio. Excellent location near schools, shopping, transit, and major highways. Strong rental market area. Schedule your showing today!

Key facts

• Dedicated driveway
• Two separate units
• 2 parking spots

Tags

• 2 FAMILY INVESTMENT PROPERTY
• PRIME UNION CITY LOCATION
• TWO SEPARATE UNITS
• DEDICATED DRIVEWAY
• STRONG RENTAL MARKET AREA

Property features AI

Finance

• Other: Includes an outside plastic bin used for outdoor tools

Exterior

• Parking: Parking for 2 cars
• Home design: Two-family property (duplex layout with two kitchens and two living rooms)
• Construction: Full unfinished walk-out basement
• Exterior features: Brick and shingle exterior; Lot number 14

Interior

• Kitchen: One full kitchen on the first floor; One full kitchen on the second floor
• Bedrooms: Three bedrooms on the first floor; Three bedrooms on the second floor
• Bathrooms: Two full bathrooms total (one full bath on each floor)
• Heating & cooling: Oil heating with radiators and steam
• Interior features: Two separate living units (each with its own living room and kitchen); Full unfinished walk-out basement; Lead paint disclosure provided
• Laundry & utility: Basement provides utility access (unfinished)

🏷️ Possibly a rental listed for sale. The $729,000 price doesn't fit this home's estimated sale value (~$1,102,626) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $729k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (53.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (48.5% below list).
• Recommended offer: $337k (53.7% below list) — sets the bar for cash-flow.

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: Veterans' Memorial Elementary School (math 7% / reading 26%, grade F, #1,094 of 1,303 statewide, top 85%, 551 students, 87% FRL); Emerson Middle School (math 15% / reading 40%, grade F, #340 of 431 statewide, top 80%, 1,001 students, 87% 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 86% FRL track the district average.
• Market conditions: Rents flat; 228 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $3,758/mo this rent would consume 70% 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 $78k of equity ($5k loan paydown + $73k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$125k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($707k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,287 (53.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.52% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.04%
• DSCR: 0.42
• GRM: 16.2

CMA / ARV

• ARV (median comp): $1,102,626
• List price: $729,000
• Delta: -33.89%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 2.22×
• Total profit: $248,140
• Equity at exit: $656,741

10-year hold

• IRR: 14.3%
• Equity multiple: 5.05×
• Total profit: $827,557
• Equity at exit: $1,416,287

Cash invested: $204,120 (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: 16.2×

Monthly cashflow live

• Estimated rent: $3,758 medium
• Mortgage (P&I): −$3,823
• Tax from tax record: −$1,059 /mo · $12,711/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $-2,217

Break-even live

Break-even rent $6,564

Max offer price $337,287

Occupancy floor —

Sensitivity live

Price	-10% $-1,805	-5% $-2,011	+0% $-2,217	+5% $-2,424	+10% $-2,630
Rent	-10% $-2,514	-5% $-2,366	+0% $-2,217	+5% $-2,069	+10% $-1,921
Rate	-1.0pp $-1,850	-0.5pp $-2,032	base $-2,217	+0.5pp $-2,406	+1.0pp $-2,598

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Charles St #2 Jersey City, NJ	5.0	3.0	1500	$4,495	$3.00	14d	1	1.10mi

Listing history 2 events

1. 2026-06-07
   statusdays on market $729,000 Under Contract 31 DOM
2. 2026-05-04
   listed $729,000 Active

ⓘ 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: $12,711 · $1,059/mo
• Projected year-2 tax: $15,431 · $1,286/mo
• Expected delta: +$2,721/yr (+$227/mo · 21.4%)

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

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 ≥98°F today · 14 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: $45,091
• − Mortgage interest: −$40,835
• − Property taxes: −$12,711
• − Insurance: −$3,645
• − Repairs & maintenance: −$3,607
• − Management: −$3,607
• − Depreciation: −$21,207
• Taxable loss: −$40,521
• Est. tax savings @ 24.0%: +$9,725
• After-tax cash flow: $-16,884/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

2 events — show timeline

• 2026-06-04 Pending — HCMLS
• 2026-05-04 Listed $729,000 HCMLS

Property tax history

+2.0%/yr

Latest (2025): $12,711 · +2.2% YoY. Source: county tax records.