811 30th St · Union City, NJ 07087

$1,490,000

None bd · None ba · — sqft · MultiFamily · 21 Days on market

Good condition

---

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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Location! Location! Location! This mixed-use property features four residential one-bedroom units and two commercial units, including a Zumba school and a religious facility. Generating a gross income of $126,700 with expenses of $36,240 and a NOI of $90,460, it offers strong income-producing potential. It provides prime transportation access to New York City, with NJ Transit buses and shuttles stopping directly in front of the building. Renovated in 2011 with updated electrical and plumbing systems, the property is also connected to a central station alarm service. Additionally, it features a backyard facing 30th Street that can potentially be converted into a parking area, subject to town

Key facts

• Mixed-use property
• Listed 20 days

Tags

• MIXED-USE PROPERTY
• PRIME TRANSPORTATION ACCESS
• UPDATED ELECTRICAL SYSTEMS
• UPDATED PLUMBING SYSTEMS
• CENTRAL STATION ALARM SERVICE
• POTENTIAL PARKING AREA

Property features AI

Exterior

• Home design: Residential income, mixed-use property
• Exterior features: Flat roof

Interior

• Interior features: Mixed-use residential income property

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.49M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.42M (4.5% below list).
• Recommended offer: $1.42M (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $14,235/mo this rent would consume 266% 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 $159k of equity ($10k loan paydown + $149k 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 $417k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$256k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($1.47M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,423,500 (4.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 28TH St	0.18mi	3/2.0	—	0mo	$631,000	—	79
711A 27TH St	0.17mi	7/2.0	—	1mo	$775,000	—	78
620 37TH St	0.30mi	5/2.0	—	0mo	$735,000	—	73
811 24TH St	0.28mi	10/6.0	—	2mo	$948,000	—	72
3806 32ND St	0.36mi	6/4.0	—	2mo	$700,000	—	68
205 34TH St	0.44mi	4/3.0	—	1mo	$690,000	—	66
315 22ND St	0.53mi	8/4.0	—	1mo	$1,150,000	—	62
1815 SUMMIT Ave	0.54mi	5/5.0	—	1mo	$1,100,000	—	62
534 Lincoln St	0.61mi	5/3.5	—	0mo	$615,000	—	58
205 42ND St	0.66mi	9/4.5	—	0mo	$802,000	—	56
1320 44TH St	0.66mi	5/3.0	—	1mo	$642,800	—	56
1456 44TH St	0.69mi	5/2.0	—	2mo	$749,000	—	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 3.02×
• Total profit: $842,525
• Equity at exit: $1,342,310

10-year hold

• IRR: 21.9%
• Equity multiple: 6.70×
• Total profit: $2,378,982
• Equity at exit: $2,894,742

Cash invested: $417,200 (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 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 226
• Price-to-rent: 52.3×

Monthly cashflow live

• Estimated rent: $14,235 high
• Mortgage (P&I): −$7,814
• Tax est. 1.5%: −$1,862 /mo · $22,350/yr
• Insurance: −$621
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,989
• Net cashflow: $949

Break-even live

Break-even rent $13,034

Max offer price $1,490,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$14,238
Total (6 units)			$14,235

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: $372,500
• Closing costs: $44,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 29th St Unit 2B Union City, NJ	2.0	1.0	—	$1,900	—	24d	1	0.07mi
804 27th ST #2	2.0	1.0	900	$2,200	$2.44	24d	1	0.12mi
2903 Central Ave Unit 2nd Floor Union City, NJ	3.0	1.0	—	$2,700	—	43d	1	0.13mi
722 27th St Unit 1 Union City, NJ	1.0	1.0	—	$2,400	—	24d	1	0.15mi
2612 Kennedy Blvd Union City, NJ	3.0	1.0	—	$2,500	—	43d	1	0.15mi
707 28th St Unit 101 Union City, NJ	3.0	2.0	1650	$3,900	$2.36	24d	1	0.15mi
708 Sip St Unit 300 Union City, NJ	2.0	2.0	1380	$3,799	$2.75	43d	1	0.16mi
536 29th St Union City, NJ	1.0	1.0	—	$2,200	—	24d	1	0.16mi
2707 Central Ave Union City, NJ	3.0	2.0	—	$3,200	—	43d	1	0.17mi
2705 Central Ave Unit 1 Union City, NJ	2.0	1.0	500	$2,300	$4.60	17d	1	0.17mi
531 32nd St Unit 204 Union City, NJ	1.0	1.0	—	$2,550	—	43d	1	0.20mi
531 32nd St Unit 405 Union City, NJ	2.0	2.0	—	$3,200	—	43d	1	0.20mi
531 28th St Unit 5 Union City, NJ	1.0	1.0	—	$1,750	—	43d	1	0.20mi
531 28th St Unit 1 Union City, NJ	2.0	1.0	—	$2,200	—	43d	1	0.20mi
541 27th St Unit 1 Union City, NJ	2.0	1.0	—	$1,800	—	43d	1	0.21mi
515 30th St Unit 1C Union City, NJ	2.0	2.0	1000	$3,500	$3.50	7d	1	0.21mi
515 32nd St Union City, NJ	2.0	2.0	1125	$3,200	$2.84	22d	2	0.23mi
2507 John F. Kennedy Blvd Unit 207 North Bergen, NJ	1.0	1.0	936	$2,600	$2.78	24d	1	0.24mi
637 36th St Unit 1 Union City, NJ	2.0	1.0	—	$2,400	—	3d	1	0.24mi
637 36th St Unit 1 Union City, NJ	2.0	1.0	—	$2,400	—	2d	1	0.24mi
2626 Grand Ave North Bergen, NJ	1.0	1.0	736	$2,522	$3.42	16d	7	0.25mi
518 34th St Unit 2 Union City, NJ	3.0	1.0	—	$3,600	—	43d	1	0.26mi
2709 Bergenline Ave Unit 3B Union City, NJ	1.0	1.0	700	$1,550	$2.21	22d	1	0.27mi
514 26th St Unit 4D Union City, NJ	2.0	1.0	—	$2,650	—	43d	1	0.27mi
819 24th St Union City, NJ	2.0	1.0	—	$1,800	—	43d	1	0.29mi
630 37th St Unit 2 Union City, NJ	3.0	2.0	—	$2,850	—	43d	1	0.30mi
630 37th St Unit 2 Union City, NJ	3.0	2.0	—	$2,850	—	10d	1	0.30mi
507 26th St Apt 1A Union City, NJ	1.0	1.0	4	$1,295	$323.75	4d	1	0.30mi
3669 Meadow Ln North Bergen, NJ	1.0	1.0	—	$1,750	—	24d	1	0.30mi
718 23rd St #3 Union City, NJ	3.0	2.0	—	$3,250	—	17d	1	0.32mi
651 38th St Unit 512 Union City, NJ	2.0	2.0	1200	$3,900	$3.25	43d	1	0.32mi
2518 Bergenline Ave Union City, NJ	1.0	1.0	—	$1,500	—	2d	1	0.33mi
649 38th St #506 Union City, NJ	2.0	2.0	1179	$2,850	$2.42	24d	1	0.33mi
649 38th St #211 Union City, NJ	1.0	1.0	—	$3,200	—	24d	1	0.33mi
620 38th St #903 Union City, NJ	2.0	2.0	—	$3,400	—	43d	1	0.34mi
3510 Bergenline Ave Unit 203 Union City, NJ	1.0	1.0	—	$2,500	—	13d	1	0.34mi
640 38th St Unit 2 Union City, NJ	3.0	2.0	—	$2,850	—	43d	1	0.34mi
640 38th St Unit 1 Union City, NJ	3.0	2.0	—	$3,450	—	7d	1	0.34mi
3316 New York Ave Unit BSMNT Union City, NJ	2.0	1.0	—	$1,850	—	43d	1	0.35mi
325 34th St Apt A3 Union City, NJ	1.0	1.0	—	$1,650	—	22d	1	0.35mi

Listing history 14 events

1. 2026-06-18
   days on market $1,490,000 Active 21 DOM
2. 2026-06-17
   days on market $1,490,000 Active 20 DOM
3. 2026-06-16
   days on market $1,490,000 Active 19 DOM
4. 2026-06-15
   days on market $1,490,000 Active 18 DOM
5. 2026-06-13
   days on market $1,490,000 Active 16 DOM
6. 2026-06-13
   days on market $1,490,000 Active 15 DOM
7. 2026-06-09
   days on market $1,490,000 Active 12 DOM
8. 2026-06-08
   days on market $1,490,000 Active 11 DOM
9. 2026-06-07
   days on market $1,490,000 Active 10 DOM
10. 2026-06-04
    days on market $1,490,000 Active 7 DOM
11. 2026-06-03
    days on market $1,490,000 Active 6 DOM
12. 2026-06-02
    days on market $1,490,000 Active 5 DOM
13. 2026-06-01
    days on market $1,490,000 Active 4 DOM
14. 2026-05-31
    days on market $1,490,000 Active 3 DOM

ⓘ 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: $170,820
• − Mortgage interest: −$83,463
• − Property taxes: −$22,350
• − Insurance: −$7,450
• − Repairs & maintenance: −$13,666
• − Management: −$13,666
• − Depreciation: −$43,345
• Taxable loss: −$13,120
• Est. tax savings @ 24.0%: +$3,149
• After-tax cash flow: $14,532/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 · 12 photos

Good 75/100 Cosmetic rehab

This mixed-use property offers four residential units and two commercial spaces, with good condition and potential for further updates to enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean windows — Improves natural light and aesthetics
• Both Update kitchen appliances — Modernizes the space and increases value
• Both Update bathrooms — Modernizes the space and increases value
• Both Landscaping improvements — Enhances curb appeal and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean windows — Improves natural light and aesthetics ↑
• Both Update kitchen appliances — Modernizes the space and increases value ↑
• Both Update bathrooms — Modernizes the space and increases value ↑
• Both Landscaping improvements — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-28 Listed $1,490,000 NJMLS