1225 KENNEDY Blvd Unit 5F · Bayonne, NJ 07002

$219,000

1 bd · 1.0 ba · 725 sqft · Condo · 62 Days on market

Fair condition $302/sqft · 13% below area Est $250k · 13% under $767/mo HOA · 41% of rent

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Why this score? — see what drove the F 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 +13.1/15.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Cash flow +1.9/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Home sweet home! Welcome home to this bright and airy one-bedroom, one-bath residence offering both comfort and convenience, just waiting for your personal touch! Situated in an elevator building, the property is ideally located near major transportation, shopping, and dining options. The spacious layout features a functional open floor plan with a dedicated dining area adjacent to the galley kitchen, which offers ample storage. Large windows throughout provide abundant natural light, highlighting the generously sized bedroom and well-proportioned living spaces. Additional features include a coin-operated laundry room on the premises and one assigned outdoor parking space.

Key facts

• Galley kitchen
• Elevator building
• $767 HOA

Tags

• ELEVATOR BUILDING
• DEDICATED DINING AREA
• GALLEY KITCHEN
• COIN OPERATED LAUNDRY ROOM
• ASSIGNED OUTDOOR PARKING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $219k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-816 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (53.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (15.4% below list).
• Recommended offer: $101k (53.9% below list) — sets the bar for cash-flow.
• Cap rate 1.8% vs local median 3.4% in Bayonne — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 75/100 on livability (#147 in NJ, #3,845 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A, employment A-; Watch: cost of living F.
• Bayonne School District (suburban): math 17% / reading 41% proficiency, ranked #354 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Woodrow Wilson Community School (math 12% / reading 46%, grade F, #766 of 1,303 statewide, top 59%, 727 students, 61% FRL); Bayonne High School (math 19% / reading 48%, grade F, #251 of 399 statewide, top 64%, 2,656 students, 57% FRL).
• Market conditions: Rents flat; 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 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 $7k 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

• It's been on market 62 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $100,860 (53.9% 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 62 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 1.82%
• Cash-on-cash: -15.98%
• DSCR: 0.29
• GRM: 9.8

CMA / ARV

• ARV (median comp): $250,316
• List price: $219,000
• Delta: -12.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 KENNEDY Blvd Unit 9D	0.00mi	1/1.0	725 (0%)	3mo	$240,000	$331	98
1225 KENNEDY Blvd Unit 9G	0.00mi	1/1.0	700 (-3%)	4mo	$245,000	$350	91
1225 KENNEDY Blvd Unit 14J	0.00mi	1/1.0	680 (-6%)	2mo	$230,000	$338	88
761 AVENUE A #14	1.18mi	1/1.0	715 (-1%)	4mo	$189,000	$264	60
761 AVENUE A Unit B1	1.18mi	2/1.0 (+1)	720 (-1%)	6mo	$149,000	$207	54
687 AVENUE A #201	1.36mi	2/1.0 (+1)	740 (+2%)	4mo	$360,000	$486	53
1070 KENNEDY Blvd Unit 2A	0.49mi	1/1.0	890 (+23%)	0mo	$360,000	$404	52
82 PAMRAPO Ave Unit 4A	0.43mi	1/1.5	875 (+21%)	1mo	$390,000	$446	52
144 OLD BERGEN Rd Unit D3 OR 403	0.70mi	1/1.0	648 (-11%)	3mo	$165,000	$255	47
72 CHERRY St #72	1.11mi	1/1.0	805 (+11%)	2mo	$326,900	$406	45
1866 JOHN F KENNEDY Blvd Unit 1c	1.31mi	1/1.0	548 (-24%)	3mo	$215,000	$392	38
803 AVENUE A Unit 3A	1.06mi	1/1.0	556 (-23%)	3mo	$157,500	$283	38

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -51.8%
• Equity multiple: -0.49×
• Total profit: $-91,180
• Equity at exit: $32,654

10-year hold

• IRR: —
• Equity multiple: -1.62×
• Total profit: $-160,756
• Equity at exit: $18,935

Cash invested: $61,320 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $324,000 ($411/sqft)
• Median days on market: 22 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 07002

• Rents YoY: 0.7%
• Active inventory: 337
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$767
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-816

Break-even live

Break-even rent $2,887

Max offer price $100,860

Occupancy floor —

Sensitivity live

Price	-10% $-665	-5% $-741	+0% $-816	+5% $-892	+10% $-968
Rent	-10% $-963	-5% $-890	+0% $-816	+5% $-743	+10% $-670
Rate	-1.0pp $-706	-0.5pp $-761	base $-816	+0.5pp $-873	+1.0pp $-931

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: $54,750
• Closing costs: $6,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 John F. Kennedy Blvd Bayonne, NJ	1.0	1.0	600	$1,695	$2.83	5d	1	0.07mi
1204 John F. Kennedy Blvd Bayonne, NJ	1.0	1.0	600	$1,695	$2.83	12d	1	0.07mi
1200 John F. Kennedy Blvd Bayonne, NJ	1.0	1.0	600	$1,695	$2.83	5d	1	0.08mi
265 Avenue B Unit B Bayonne, NJ	1.0	1.0	650	$1,550	$2.38	41d	1	0.17mi
196 W 52nd St Unit 2 Bayonne, NJ	1.0	1.0	750	$1,700	$2.27	29d	1	0.21mi
190 W 54th St Bayonne, NJ	3.0	1.0–2.0	1075	$2,707	$2.52	3d	11	0.21mi
1143 John F. Kennedy Blvd Bayonne, NJ	1.0–2.0	1.0	814	$1,955	$2.40	0d	8	0.27mi
33 W 56th St Unit 1 Bayonne, NJ	1.0	1.0	700	$1,575	$2.25	20d	1	0.31mi
1058 Avenue C Unit 5 Bayonne, NJ	1.0	1.0	500	$1,650	$3.30	120d	1	0.34mi
165 W 48th St Unit 1 Bayonne, NJ	1.0	1.0	600	$1,795	$2.99	120d	1	0.34mi
40 W 52nd St Unit 1F Bayonne, NJ	1.0	1.0	459	$1,650	$3.59	37d	1	0.34mi
179 W 48th St Apt 7 Bayonne, NJ	1.0	1.0	700	$1,850	$2.64	120d	1	0.35mi
130 W 47th St Unit 32 Bayonne, NJ	1.0	1.0	650	$1,725	$2.65	82d	1	0.42mi
83 W 47th St Apt 2 Bayonne, NJ	2.0	1.0	750	$2,000	$2.67	82d	1	0.43mi
42 W 47th St Unit 2R Bayonne, NJ	2.0	1.0	550	$1,975	$3.59	98d	1	0.51mi
998 Broadway Bayonne, NJ	—	1.0	600	$1,600	$2.67	33d	1	0.52mi
998 Broadway Bayonne, NJ	2.0	1.0	750	$1,950	$2.60	120d	1	0.52mi
998 Broadway #4 Bayonne, NJ	—	1.0	600	$1,650	$2.75	69d	1	0.52mi
998 Broadway #2 Bayonne, NJ	2.0	1.0	600	$1,900	$3.17	69d	1	0.52mi
992 Broadway Bayonne, NJ	—	1.0	400	$1,600	$4.00	120d	3	0.53mi
140 Avenue B Unit 204 Bayonne, NJ	1.0	1.0	680	$2,200	$3.24	101d	1	0.55mi
970 Broadway Apt 2F Bayonne, NJ	2.0	1.0	750	$2,200	$2.93	69d	1	0.58mi
957 Broadway Unit 1006 Bayonne, NJ	1.0	1.0	667	$2,500	$3.75	82d	1	0.59mi
36 Crossgate Rd Unit 1 Jersey City, NJ	2.0	1.0	550	$2,000	$3.64	83d	1	0.59mi
779 Avenue E Bayonne, NJ	1.0	1.0	600	$1,725	$2.88	54d	1	0.61mi
144 Old Bergen Rd Unit B4 Jersey City, NJ	1.0	1.0	629	$1,600	$2.54	120d	1	0.69mi
144 Old Bergen Rd Jersey City, NJ	1.0–2.0	1.0	714	$1,750	$2.45	10d	2	0.69mi
144 Old Bergen Rd Jersey City, NJ	1.0–2.0	1.0	714	$1,200	$1.68	3d	3	0.69mi
8 Bartholdi Ave Apt 2R Jersey City, NJ	1.0	1.0	474	$1,795	$3.79	6d	1	0.71mi
105 W 39th St Unit 3A Bayonne, NJ	1.0	1.0	700	$1,975	$2.82	20d	1	0.80mi
151 E Centre St Bayonne, NJ	3.0	1.0–2.0	1036	$2,962	$2.86	0d	25	0.80mi
225 Lembeck Ave Jersey City, NJ	1.0	1.0	600	$1,850	$3.08	54d	1	0.80mi
1677 Kennedy Blvd #13 Jersey City, NJ	1.0	1.0	600	$1,700	$2.83	0d	1	0.84mi
1677 Kennedy Blvd #13 Jersey City, NJ	1.0	1.0	600	$1,750	$2.92	38d	1	0.84mi
863 Avenue C Apt 5D Bayonne, NJ	1.0	1.0	670	$1,650	$2.46	95d	1	0.84mi
40 Lembeck Ave Unit 204 Jersey City, NJ	1.0	1.0	500	$2,100	$4.20	102d	1	0.85mi
40 Lembeck Ave Unit 202 Jersey City, NJ	2.0	1.0	750	$2,400	$3.20	102d	1	0.85mi
40 Lembeck Ave Unit 1BR Jersey City, NJ	1.0	1.0	650	$2,100	$3.23	89d	1	0.85mi
40 Lembeck Ave Jersey City, NJ	—	1.0	600	$2,400	$4.00	82d	1	0.85mi
54 Linden Ave Unit 402 Jersey City, NJ	1.0	1.0	700	$1,895	$2.71	89d	1	0.90mi

Property features AI

Finance

• Other: Lead paint form: yesPersonal items excluded from sale
• HOA & community: Managed by JascoMonthly maintenance fee of $767 covering heat, water, gas, electric, hot water, and air conditioningBuilding amenities include elevator, pool, security, and storage

Exterior

• Parking: Detached parking for 1 car; additional parking details in remarks
• Security: Building security
• Utilities: Water and gas included in maintenanceElectric and hot water included in maintenanceAir conditioning included in maintenance
• Home design: Condominium unit (unit 5F)
• Construction: Brick construction
• Exterior features: Brick exteriorNear train, shopping, bus, parks, and schools

Interior

• Kitchen: Includes dishwasher, refrigerator, and gas oven/range
• Bedrooms: 1 bedroom on level 1
• Bathrooms: 1 full bathroom (level 1)
• Heating & cooling: Gas heating with radiatorsWindow air conditioning
• Interior features: DishwasherRefrigeratorGas oven/range
• Laundry & utility: Building washer/dryer room

HOA detail $767/mo · $9,204/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-07-07
   days on market $219,000 Active 62 DOM
2. 2026-07-06
   days on market $219,000 Active 61 DOM
3. 2026-07-06
   days on market $219,000 Active 60 DOM
4. 2026-07-05
   days on market $219,000 Active 59 DOM
5. 2026-07-03
   days on market $219,000 Active 58 DOM
6. 2026-07-02
   days on market $219,000 Active 57 DOM
7. 2026-07-01
   days on market $219,000 Active 56 DOM
8. 2026-06-30
   days on market $219,000 Active 55 DOM
9. 2026-06-29
   days on market $219,000 Active 54 DOM
10. 2026-06-28
    days on market $219,000 Active 53 DOM
11. 2026-06-27
    days on market $219,000 Active 52 DOM
12. 2026-06-26
    days on market $219,000 Active 51 DOM
13. 2026-06-24
    days on market $219,000 Active 49 DOM
14. 2026-06-22
    days on market $219,000 Active 47 DOM
15. 2026-06-21
    days on market $219,000 Active 46 DOM
16. 2026-06-18
    days on market $219,000 Active 43 DOM
17. 2026-06-17
    days on market $219,000 Active 42 DOM
18. 2026-06-16
    days on market $219,000 Active 41 DOM
19. 2026-06-15
    days on market $219,000 Active 40 DOM
20. 2026-06-13
    days on market $219,000 Active 38 DOM
21. 2026-06-13
    days on market $219,000 Active 37 DOM
22. 2026-06-09
    days on market $219,000 Active 34 DOM
23. 2026-06-08
    days on market $219,000 Active 33 DOM
24. 2026-06-07
    days on market $219,000 Active 32 DOM
25. 2026-06-04
    days on market $219,000 Active 29 DOM
26. 2026-06-03
    days on market $219,000 Active 28 DOM
27. 2026-06-02
    days on market $219,000 Active 27 DOM
28. 2026-06-01
    days on market $219,000 Active 26 DOM
29. 2026-05-31
    days on market $219,000 Active 25 DOM
30. 2026-05-06
    listed $219,000 Active

ⓘ 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: $22,238
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$9,204
• − Depreciation: −$6,371
• Taxable loss: −$13,542
• Est. tax savings @ 24.0%: +$3,250
• After-tax cash flow: $-6,547/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 · 11 photos

Fair 45/100 Moderate rehab Est. rehab $18,125–$32,625 screening

This one-bedroom apartment requires moderate renovations, including painting, replacing outdated fixtures, and new flooring, to improve its condition and value.

Repairs flagged

• Minor kitchen cabinets — Light wear and tear.
• Major bathroom tiles — Pink tiles appear outdated and in poor condition.
• Minor kitchen appliances — White appliances in good condition.
• Major bathroom fixtures — Outdated and possibly in need of replacement.
• Major flooring — Worn tiles in both kitchen and bathroom.
• Minor paint — Painted walls in fair condition, but could be refreshed for a fresh look.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace outdated bathroom fixtures — New fixtures can enhance the functionality and appeal of the bathroom. ↑
• Both Replace worn kitchen and bathroom flooring — New flooring can significantly improve the look and functionality of the kitchen and bathroom, making the home more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Woodrow Wilson Community School F NJ #766/1,303 Nat'l #27,846/41,679 High Bayonne High School F NJ #251/399 Nat'l #10,191/17,239

Schools (NCES district)

• District: Bayonne School District
• NCES district ID: 3401260
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $54,819
• Composite: 25.74/100
• National rank: #7376
• State rank: #354 of 472 in NJ

B Composite livability gradescore 75/100

Livability — Bayonne

• Score: 75/100
• State rank: #147
• US rank: #3845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayonne, NJ
• County: Hudson County · 771,834 people
• City population: 71,553
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 71,553
• Household income: $83,887
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Hispanic / Latino 31% Two or more races 18% Black 11% Asian 10%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Dominican 8%
• Common ancestry: Romanian 7% Subsaharan African 1% Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 20% Arabic 9% Other Indo-European 4%

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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: ▼ -451.20%
• Current HPI: 353.9657
• Rent YoY: ▲ 0.70%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Lead paint form: yesPersonal items excluded from sale
• HOA & community: Managed by JascoMonthly maintenance fee of $767 covering heat, water, gas, electric, hot water, and air conditioningBuilding amenities include elevator, pool, security, and storage

Exterior

• Parking: Detached parking for 1 car; additional parking details in remarks
• Security: Building security
• Utilities: Water and gas included in maintenanceElectric and hot water included in maintenanceAir conditioning included in maintenance
• Home design: Condominium unit (unit 5F)
• Construction: Brick construction
• Exterior features: Brick exteriorNear train, shopping, bus, parks, and schools

Interior

• Kitchen: Includes dishwasher, refrigerator, and gas oven/range
• Bedrooms: 1 bedroom on level 1
• Bathrooms: 1 full bathroom (level 1)
• Heating & cooling: Gas heating with radiatorsWindow air conditioning
• Interior features: DishwasherRefrigeratorGas oven/range
• Laundry & utility: Building washer/dryer room

Price history

1 event — show timeline

• 2026-05-06 Listed $219,000 HCMLS