36 Regency Pl Unit TH - 36 · Union City, NJ 07086

$2,495,000

4 bd · 4.0 ba · — sqft · Townhouse · 45 Days on market

Good condition $1365/mo HOA · 29% 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 +7.5/15.0
• Appreciation +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Rarely available, this four-story townhouse offers approximately 4,000 square feet of living space in one of Weehawken’s most prestigious waterfront communities. This spacious residence blends the comfort of a townhouse layout with the convenience of condominium living. Spanning four full levels and featuring a private elevator and a private two-car garage, the home offers exceptional space, a rare find along the New Jersey waterfront. Gracious living and entertaining areas, high ceilings, and abundant natural light define the main level, while the flexible multi-level layout provides room for home offices, guest space, or additional living areas. Generous bedrooms and extensive storage, including a large walk-in closet, enhance everyday livability. A beautifully landscaped shared backyard extends from the home’s walk-out patio, offering an inviting outdoor setting with Hudson River and Manhattan skyline views just beyond. Positioned at the corner of the building, this residence enjoys a more private, tucked-away feel within the green space. Partial Manhattan skyline and Hudson River views can be enjoyed from each floor, with large windows framing glimpses of the skyline and bringing in beautiful natural light throughout the home. 36 Regency Place is a proud member of the Brownstones at Port Imperial, a well-respected community of luxury homes with unparalleled views of The Greatest City in the World.

Key facts

• Walk-out patio
• Private elevator
• Large walk-in closet

Tags

• PRIVATE ELEVATOR
• HUDSON RIVER VIEWS
• MANHATTAN SKYLINE VIEWS
• WALK-OUT PATIO
• FLEXIBLE MULTI-LEVEL LAYOUT
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Monthly maintenance fee of $1,365; Management by RCP (contact available)

Exterior

• Parking: Attached and detached garage options; Covered parking; Tandem private parking; Space for 1, 2, or 3+ cars
• Security: Building security; Elevator in building
• Utilities: Municipal water; Municipal sewer; Electric and gas available
• Home design: Attached townhouse unit; Part of The Brownstones complex; Entry facing Regency/Port Imperial area
• Construction: Brick and stucco construction
• Exterior features: Brick and stucco exterior; Terrace; River and New York views; Near train, bus, shopping, parks, and schools

Interior

• Kitchen: Dishwasher; Compactor; Disposal; Microwave; Refrigerator; Gas oven/range; One kitchen on main level
• Bedrooms: Basement bedroom (1); Second level bedrooms (2); Third level bedroom (1)
• Flooring: Hardwood floor; Wall-to-wall carpet
• Bathrooms: Total of 5 bathrooms; 3 full bathrooms; 2 half bathrooms; Basement half bath (1); Second level full baths (2); Third level full bath (1); First level half bath (1)
• Heating & cooling: Central A/C; Heat pump; Hot water heating; Electric systems; Gas service
• Interior features: Terrace; Hardwood floor; Fireplace; Wall-to-wall carpet; Elevator access; Security; Shared backyard; Lead paint form on file
• Laundry & utility: Washer and dryer included; All major appliances included

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath townhouse listed at $2.50M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15k ($-179k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (86.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $469k (81.2% below list).
• Recommended offer: $339k (86.4% below list) — sets the bar for cash-flow.
• Cap rate -0.9% vs local median 2.3% in Union City — 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 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.
• Weehawken Public School District (suburban): math 21% / reading 55% proficiency, ranked #232 of 472 in NJ (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 81 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 44% of the median local income ($128k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $77k of equity ($17k loan paydown + $59k appreciation (2.4% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$193k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($2.42M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 19860% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $339,129 (86.4% 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 45 days. Have you received any prior offers? Is the seller open to a 86% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.19% ✗
• Cap rate: -0.87%
• Cash-on-cash: -25.59%
• DSCR: -0.14
• GRM: 44.3

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
1200 AVENUE AT PORT IMPERIAL #504	0.18mi	3/3.0 (-1)	1,733	5mo	$1,450,000	$837	66
1000 AVENUE AT PORT IMPERIAL #410	0.24mi	3/3.0 (-1)	1,927	3mo	$2,500,000	$1,297	65
83 LIBERTY Pl #1	0.34mi	4/3.0	2,473	6mo	$1,060,000	$429	63
1000 AVENUE AT PORT IMPERIAL #614	0.24mi	3/3.0 (-1)	1,833	6mo	$1,670,000	$911	62
800 AVENUE AT PORT IMPERIAL #305	0.29mi	3/3.0 (-1)	1,828	4mo	$2,600,000	$1,422	62
3 BONN Pl #1	0.25mi	3/2.5 (-1)	—	6mo	$999,000	—	60
32 Eton Row	0.29mi	3/3.0 (-1)	—	7mo	$1,368,000	—	59
3 BONN Pl #2	0.25mi	3/2.0 (-1)	—	6mo	$735,000	—	58
32 ETON Row #32	0.32mi	3/3.0 (-1)	1,565	7mo	$1,368,000	$874	58
83 LIBERTY Pl #2	0.34mi	3/2.0 (-1)	1,300	6mo	$850,000	$654	53
209-211 HACKENSACK PLANK Rd Unit 4B	0.68mi	3/2.0 (-1)	1,635	2mo	$915,000	$560	41
209-211 HACKENSACK PLANK Rd Unit 5B	0.68mi	3/2.0 (-1)	1,635	2mo	$949,000	$580	41

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

Projected returns pro-forma

2.38% appreciation · 3.16% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: -0.04×
• Total profit: $-727,636
• Equity at exit: $1,035,740

10-year hold

• IRR: -11.0%
• Equity multiple: -0.65×
• Total profit: $-1,154,449
• Equity at exit: $1,532,219

Cash invested: $698,600 (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 07086

• Home prices YoY: 0.5%
• Rents YoY: 3.2%
• Active inventory: 81
• Price-to-rent: 44.3×

Monthly cashflow live

• Estimated rent: $4,694 high
• Mortgage (P&I): −$13,084
• Tax est. 1.5%: −$3,119 /mo · $37,425/yr
• Insurance: −$1,040
• HOA: −$1,365
• Vacancy / Maint / Mgmt: −$986
• Net cashflow: $-14,899

Break-even live

Break-even rent $23,554

Max offer price $339,129

Occupancy floor —

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: $623,750
• Closing costs: $74,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	924	$7,515	$8.13	1d	20	0.15mi
42 Duer Pl Unit 1 Weehawken Township, NJ	3.0	1.0	1200	$3,200	$2.67	24d	1	0.24mi
42 Duer Pl Unit 2 Weehawken Township, NJ	3.0	1.0	1200	$3,100	$2.58	24d	1	0.24mi
911 Boulevard E #2 Weehawken, NJ	3.0	2.0	1200	$4,500	$3.75	21d	1	0.25mi
800 Ave At Port Imperial Blvd Weehawken, NJ	2.0–3.0	2.0–3.0	1358	$9,500	$7.00	2d	3	0.26mi
800 Ave At Port Imperial Blvd Weehawken, NJ	2.0–3.0	2.0–3.0	1457	$9,500	$6.52	20d	3	0.26mi
8 Cooper Pl Unit 2nd Fl Weehawken Township, NJ	3.0	1.0	—	$3,600	—	10d	1	0.34mi
8 Cooper Pl Unit 3rd Fl Weehawken Township, NJ	3.0	1.0	—	$2,600	—	10d	1	0.34mi
36 46th St #1 Weehawken, NJ	3.0	2.0	—	$3,495	—	24d	1	0.37mi
4110 Park Ave Weehawken, NJ	3.0	2.0	—	$2,850	—	24d	1	0.38mi
66 46th St Weehawken, NJ	3.0	1.0	—	$3,000	—	13d	1	0.42mi
123 44th St Union City, NJ	1.0–3.0	1.0–2.0	1121	$3,820	$3.41	3d	11	0.46mi
4526 Brown St Unit 3 Union City, NJ	3.0	1.0	—	$2,800	—	11d	1	0.49mi
3401 Park Ave Unit 12 Union City, NJ	3.0	1.0	—	$2,600	—	24d	1	0.50mi
212 45th St Unit 2 Union City, NJ	3.0	2.0	1300	$3,200	$2.46	43d	1	0.54mi
5107 JFK Blvd E Unit FIRST West New York, NJ	3.0	2.5	—	$3,795	—	13d	1	0.58mi
407 Park Ave Weehawken, NJ	3.0	2.0	904	$3,600	$3.98	5d	1	0.58mi
3312 Hudson Ave Unit 4C Union City, NJ	3.0	2.0	1383	$4,600	$3.33	44d	1	0.61mi
26 Avenue at Port Imperial Unit 417x West New York, NJ	3.0	2.5	1310	$5,500	$4.20	24d	1	0.65mi
80 Hackensack Plank Rd Unit 1 Weehawken Township, NJ	4.0	3.5	2500	$6,995	$2.80	21d	1	0.68mi
234 51st St Apt 104 West New York, NJ	3.0	1.0	—	$2,995	—	24d	1	0.69mi
518-536 Gregory Ave Unit B407 Weehawken Township, NJ	3.0	2.0	1400	$3,500	$2.50	24d	1	0.72mi
801 Harbor Blvd Unit 811A Weehawken, NJ	3.0	2.0	—	$7,775	—	24d	1	0.73mi
801 Harbor Blvd Unit 310A Weehawken, NJ	3.0	2.0	1402	$5,577	$3.98	24d	1	0.73mi
805 Harbor Blvd Unit 310A Weehawken, NJ	3.0	2.0	1402	$6,577	$4.69	24d	1	0.73mi
1600 Harbor Blvd Weehawken, NJ	3.0	1.0–2.0	998	$7,738	$7.75	2d	12	0.74mi
411 51st St #3 West New York, NJ	3.0	1.0	—	$2,750	—	6d	1	0.78mi
1575 Harbor Blvd Unit 3608 Weehawken, NJ	3.0	2.0	—	$5,990	—	24d	1	0.79mi
542 41st St Unit 2 Union City, NJ	3.0	1.0	1200	$2,500	$2.08	24d	1	0.80mi
542 41st St Unit 2 Union City, NJ	3.0	1.0	1200	$2,600	$2.17	43d	1	0.80mi
518 34th St Unit 2 Union City, NJ	3.0	1.0	—	$3,600	—	43d	1	0.80mi
320 53rd St West New York, NJ	2.0–3.0	2.0	1127	$4,095	$3.63	15d	7	0.81mi
114 56th St West New York, NJ	4.0	2.0	—	$4,250	—	24d	1	0.82mi
2602 Palisade Ave Unit 1 Weehawken, NJ	4.0	3.0	2000	$5,995	$3.00	24d	1	0.82mi
20 Ave At Port Imperial #324 West New York, NJ	3.0	2.0	—	$5,750	—	24d	1	0.83mi
528 47th St Unit 3A Union City, NJ	3.0	2.0	1100	$2,950	$2.68	1d	1	0.83mi
55 Riverwalk Pl West New York, NJ	3.0	1.0–2.0	1007	$6,282	$6.24	1d	31	0.84mi
5701 JFK Blvd E Unit 14 L West New York, NJ	3.0	1.5	—	$3,500	—	24d	1	0.85mi
5706 Broadway Unit 2 West New York, NJ	3.0	1.0	—	$2,800	—	13d	1	0.89mi
221 Shippen St #1 Weehawken, NJ	3.0	1.0	—	$2,720	—	20d	1	0.89mi

HOA detail

• Monthly dues: $1,365 · $16,380/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-04
   days on market $2,495,000 Active 45 DOM
2. 2026-06-03
   days on market $2,495,000 Active 44 DOM
3. 2026-06-02
   days on market $2,495,000 Active 43 DOM
4. 2026-06-01
   days on market $2,495,000 Active 42 DOM
5. 2026-06-01
   listing id $2,495,000 Active 41 DOM
6. 2026-05-31
   days on market $2,495,000 Active 41 DOM
7. 2026-05-08
   listed $12,500
8. 2026-04-20
   listed $2,495,000 Active 1462-char remark

   Show marketing remark (1462 chars)

   Rarely available, this four-story townhouse offers approximately 4,000 square feet of living space in one of Weehawken’s most prestigious waterfront communities. This spacious residence blends the comfort of a townhouse layout with the convenience of condominium living. Spanning four full levels and featuring a private elevator and a private two-car garage, the home offers exceptional space, a rare find along the New Jersey waterfront. Gracious living and entertaining areas, high ceilings, and abundant natural light define the main level, while the flexible multi-level layout provides room for home offices, guest space, or additional living areas. Generous bedrooms and extensive storage, including a large walk-in closet, enhance everyday livability. A beautifully landscaped shared backyard extends from the home’s walk-out patio, offering an inviting outdoor setting with Hudson River and Manhattan skyline views just beyond. Positioned at the corner of the building, this residence enjoys a more private, tucked-away feel within the green space. Partial Manhattan skyline and Hudson River views can be enjoyed from each floor, with large windows framing glimpses of the skyline and bringing in beautiful natural light throughout the home. 36 Regency Place is a proud member of the Brownstones at Port Imperial, a well-respected community of luxury homes with unparalleled views of The Greatest City in the World.

9. 2026-04-20
   listed $2,495,000 Active

   Show marketing remark (1462 chars)

   Rarely available, this four-story townhouse offers approximately 4,000 square feet of living space in one of Weehawken’s most prestigious waterfront communities. This spacious residence blends the comfort of a townhouse layout with the convenience of condominium living. Spanning four full levels and featuring a private elevator and a private two-car garage, the home offers exceptional space, a rare find along the New Jersey waterfront. Gracious living and entertaining areas, high ceilings, and abundant natural light define the main level, while the flexible multi-level layout provides room for home offices, guest space, or additional living areas. Generous bedrooms and extensive storage, including a large walk-in closet, enhance everyday livability. A beautifully landscaped shared backyard extends from the home’s walk-out patio, offering an inviting outdoor setting with Hudson River and Manhattan skyline views just beyond. Positioned at the corner of the building, this residence enjoys a more private, tucked-away feel within the green space. Partial Manhattan skyline and Hudson River views can be enjoyed from each floor, with large windows framing glimpses of the skyline and bringing in beautiful natural light throughout the home. 36 Regency Place is a proud member of the Brownstones at Port Imperial, a well-respected community of luxury homes with unparalleled views of The Greatest City in the World.

ⓘ 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: $56,334
• − Mortgage interest: −$139,759
• − Property taxes: −$37,425
• − Insurance: −$12,475
• − Repairs & maintenance: −$4,507
• − Management: −$4,507
• − HOA: −$16,380
• − Depreciation: −$72,582
• Taxable loss: −$231,300
• Est. tax savings @ 24.0%: +$55,512
• After-tax cash flow: $-123,273/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 80/100 None rehab

This four-story townhouse in Weehawken offers spacious living and entertaining areas with high ceilings and abundant natural light. The home is in good condition with minimal repairs needed and is move-in ready.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Aesthetic improvements can attract more buyers and renters
• Both Add smart home features — Modern technology can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Aesthetic improvements can attract more buyers and renters ↑
• Both Add smart home features — Modern technology can increase both resale and rental 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: Weehawken Public School District
• NCES district ID: 3417310
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $73,932
• Composite: 34.99/100
• National rank: #5051
• State rank: #232 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

• County: Hudson County · 718,323 people
• City population: 66,463
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 17,295
• Household income: $127,763
• Rent vs Own: 69.6% rent · 30.4% own
• Severe rent burden: 978.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 36% Two or more races 17% Asian 16% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 6% Dominican 6% Salvadoran 1%
• Common ancestry: Scotch-Irish 4% Lithuanian 2% Romanian 2%
• Foreign-born: 40% · Canada, China, Jamaica
• Languages at home: 50% English-only · Spanish 29% Chinese 5% Other Indo-European 4%

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: ▲ 2.38%
• Current HPI: 460.6072
• Rent YoY: ▲ 3.16%
• 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

-99.5% since first listed

3 events — show timeline

• 2026-05-08 Listed for Rent $12,500 NJMLS
• 2026-04-20 Listed $2,495,000 NJMLS
• 2026-04-20 Listed $2,495,000 HCMLS