6040 BLVD E Unit 14F · West New York, NJ 07093

$299,797

1 bd · 1.0 ba · 850 sqft · SingleFamily · 66 Days on market

Good condition ↓ 4% since listing

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into this spacious, 850-square-foot one-bedroom co-op and experience the perfect blend of comfort, convenience, and stunning cityscapes. Perched in a sought-after doorman building, this home boasts a private 200-square-foot terrace where you’ll be treated to breathtaking views of the iconic New York City skyline and harbor—day or night, the scenery never fails to impress. While the interiors offer room for your personal touch, the possibilities are endless to transform this space into your dream retreat. Beyond your door, the building pampers residents with premium amenities, including a gym, pool, and on-site parking—making everyday living as effortless as it is enjo

Key facts

• Premium amenities
• Private terrace
• On-site parking

Tags

• PRIVATE TERRACE
• DOORMAN BUILDING
• PREMIUM AMENITIES
• GYM
• POOL
• ON-SITE PARKING

Property features AI

Finance

• Other: All appliances included; Pets allowed (per building rules)
• HOA & community: Riviera Towers condominium; Managed by Cedarcrest (contact: 201-869-2137); Maintenance fee includes taxes, heat, water, gas, electric, hot water, and air conditioning; Building amenities: elevator, exercise room, pool, shops on premises, washer/dryer room, storage, community room

Exterior

• Parking: Covered parking for 1 car (other — see remarks)
• Security: Doorman; Security; Intercom
• Utilities: Water and hot water included in maintenance; Gas included in maintenance; Electric included in maintenance
• Home design: Condominium in Riviera Towers; Entry level: level 1
• Construction: Brick construction; Lead paint form: Yes
• Exterior features: Brick exterior; Terrace; River and New York views; Near shopping, bus routes, parks, and schools; Community room; Storage

Interior

• Kitchen: Includes dishwasher, microwave, refrigerator, gas oven/range
• Bedrooms: 1 bedroom on level 1
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (on level 1)
• Heating & cooling: Central air conditioning; Gas heating
• Interior features: Dishwasher; Microwave; Refrigerator; Gas oven/range; Intercom; Terrace; Hardwood floor; Central A/C; Gas heating
• Laundry & utility: Washer/dryer room available in building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.5% in West New York — 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 (#119 in NJ, #3,034 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: schools D+, cost of living F.
• West New York Board Of Education (suburban): math 10% / reading 34% proficiency, ranked #420 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.7%/yr); 259 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); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $3,083/mo this rent would consume 51% of the median local household income ($73k/yr) (locally 5546% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 66 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 11213% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,809 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-26,264
• Equity at exit: $44,701

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,490
• Equity at exit: $25,921

Cash invested: $83,943 (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 07093

• Home prices YoY: -7.6%
• Rents YoY: 2.7%
• Active inventory: 259
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,083 high
• Mortgage (P&I): −$1,572
• Tax est. 1.5%: −$375 /mo · $4,497/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $364

Break-even live

Break-even rent $2,623

Max offer price $299,797

Occupancy floor 83%

Sensitivity live

Price	-10% $571	-5% $467	+0% $364	+5% $260	+10% $157
Rent	-10% $120	-5% $242	+0% $364	+5% $486	+10% $607
Rate	-1.0pp $515	-0.5pp $440	base $364	+0.5pp $286	+1.0pp $207

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: $74,949
• Closing costs: $8,994
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6040 JFK Blvd E Unit 19B West New York, NJ	1.0	1.0	1000	$2,850	$2.85	25d	1	0.01mi
6040 E Boulevard Unit 3F West New York, NJ	1.0	1.0	850	$3,050	$3.59	25d	1	0.01mi
6050 Kennedy Blvd E West New York, NJ	1.0–2.0	1.0–2.0	1212	$2,875	$2.37	7d	2	0.04mi
6025 JFK Blvd E Unit 503 West New York, NJ	1.0	1.0	918	$2,850	$3.10	7d	1	0.08mi
6025 JFK Blvd E Unit 407 West New York, NJ	2.0	1.0	988	$3,450	$3.49	7d	1	0.08mi
6025 JFK Blvd E Unit 610 West New York, NJ	1.0	2.0	915	$3,750	$4.10	7d	1	0.08mi
5907 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,500	$3.33	25d	1	0.11mi
55 Riverwalk Pl West New York, NJ	3.0	1.0–2.0	1007	$4,053	$4.02	2d	31	0.14mi
17 Ave At Port Imperial West New York, NJ	2.0	1.0–2.0	833	$3,960	$4.75	1d	22	0.14mi
17 Avenue at Port Imperial Unit 529 West New York, NJ	1.0	1.0	767	$3,915	$5.10	25d	1	0.14mi
17 Avenue at Port Imperial Unit 513 West New York, NJ	2.0	2.0	1080	$4,841	$4.48	25d	1	0.14mi
17 Avenue at Port Imperial Unit 642 West New York, NJ	2.0	2.0	1080	$4,956	$4.59	25d	1	0.14mi
17 Avenue at Port Imperial Unit 843 West New York, NJ	1.0	1.0	709	$3,892	$5.49	25d	1	0.14mi
17 Avenue at Port Imperial Unit 1025 West New York, NJ	1.0	1.0	767	$3,950	$5.15	25d	1	0.14mi
17 Avenue at Port Imperial Unit 825 West New York, NJ	—	1.0	767	$3,940	$5.14	25d	1	0.14mi
17 Avenue at Port Imperial Unit 707 West New York, NJ	—	1.0	546	$3,411	$6.25	25d	1	0.14mi
17 Avenue at Port Imperial Unit 507 West New York, NJ	—	1.0	546	$3,380	$6.19	25d	1	0.14mi
17 Avenue at Port Imperial Unit 911 West New York, NJ	1.0	1.0	709	$3,947	$5.57	25d	1	0.14mi
17 Avenue at Port Imperial Unit 347 West New York, NJ	1.0	1.0	884	$3,785	$4.28	25d	1	0.14mi
6035 Park Ave West New York, NJ	1.0–2.0	1.0	869	$2,325	$2.68	3d	6	0.15mi
9 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	794	$2,570	$3.24	7d	4	0.15mi
11 Ave At Port Imperial West New York, NJ	3.0	1.0–2.0	1047	$4,109	$3.92	1d	12	0.18mi
6209 JFK Blvd E Unit 3AN West New York, NJ	2.0	1.0	1000	$2,300	$2.30	17d	1	0.20mi
20 Ave At Port Imperial #236 West New York, NJ	1.0	1.0	849	$3,750	$4.42	12d	1	0.20mi
22 Ave At Port Imperial #413 West New York, NJ	1.0	1.0	953	$3,950	$4.14	25d	1	0.22mi
6305 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,725	$3.63	7d	2	0.23mi
4 Ave at Port Imperial West New York, NJ	1.0–3.0	1.0–2.0	1110	$2,680	$2.41	2d	16	0.25mi
53 64th St #5 West New York, NJ	1.0	1.0	600	$2,150	$3.58	7d	1	0.25mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	22d	1	0.27mi
5414 Park Ave Unit 31 West New York, NJ	2.0	1.0	750	$2,395	$3.19	25d	1	0.31mi
61 65th St West New York, NJ	1.0–2.0	1.0	840	$1,900	$2.26	2d	2	0.31mi
124 64th St Unit 2 West New York, NJ	2.0	1.0	1000	$2,200	$2.20	13d	1	0.31mi
14 65th St #12 West New York, NJ	2.0	1.0	600	$2,350	$3.92	7d	1	0.31mi
6515 JFK Blvd E Unit 2J West New York, NJ	2.0	1.0	750	$2,300	$3.07	25d	1	0.33mi
26 Ave At Port Imperial #244 West New York, NJ	1.0	1.0	767	$3,200	$4.17	13d	1	0.33mi
26 Ave At Port Imperial #242 West New York, NJ	1.0	1.0	740	$3,000	$4.05	25d	1	0.33mi
26 Ave At Port Imperial #402 West New York, NJ	1.0	1.0	917	$3,500	$3.82	25d	1	0.33mi
26 Ave At Port Imperial #315 West New York, NJ	2.0	2.0	1012	$4,000	$3.95	25d	1	0.33mi
5311 Kennedy Blvd E #7 West New York, NJ	2.0	1.5	1110	$3,200	$2.88	25d	1	0.34mi
6122 Hudson Ave Unit 4A West New York, NJ	1.0	1.5	835	$2,475	$2.96	22d	1	0.35mi

Listing history 21 events

1. 2026-06-18
   days on market $299,797 Active 66 DOM
2. 2026-06-17
   days on market $299,797 Active 65 DOM
3. 2026-06-16
   days on market $299,797 Active 64 DOM
4. 2026-06-15
   days on market $299,797 Active 63 DOM
5. 2026-06-13
   days on market $299,797 Active 61 DOM
6. 2026-06-13
   days on market $299,797 Active 60 DOM
7. 2026-06-09
   days on market $299,797 Active 57 DOM
8. 2026-06-08
   days on market $299,797 Active 56 DOM
9. 2026-06-07
   days on market $299,797 Active 55 DOM
10. 2026-06-04
    days on market $299,797 Active 52 DOM
11. 2026-06-03
    days on market $299,797 Active 51 DOM
12. 2026-06-02
    days on market $299,797 Active 50 DOM
13. 2026-06-01
    days on market $299,797 Active 49 DOM
14. 2026-05-31
    days on market $299,797 Active 48 DOM
15. 2026-05-20
    price $2,500
16. 2026-04-22
    listed $2,650
17. 2026-04-13
    listed $299,797 Active
18. 2025-12-12
    historical $2,600
19. 2025-11-13
    listed $2,600
20. 2024-11-27
    historical $2,595
21. 2024-10-20
    listed $2,595

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 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: $36,996
• − Mortgage interest: −$16,793
• − Property taxes: −$4,497
• − Insurance: −$1,499
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − Depreciation: −$8,721
• Taxable loss: −$434
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $4,469/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 Cosmetic rehab

This spacious one-bedroom co-op offers a good condition with a great view and premium amenities. Minor repairs and updates to the kitchen and bathroom can significantly enhance its value.

Repairs flagged

• Minor kitchen backsplash — Slight discoloration and wear.
• Minor bathroom backsplash — Slight discoloration and wear.
• Minor kitchen countertops — Slight wear and discoloration.

Value-add opportunities

• Resale Kitchen renovation — Updating the kitchen can significantly enhance the home's appeal and value.
• Resale Bathroom renovation — A fresh bathroom can greatly improve the home's resale value.
• Both Landscaping and terrace furniture — Enhancing the outdoor space can increase both resale and rental value by providing a more attractive living environment.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · Slight discoloration and wear.	Minor	$500–3,000
bathroom backsplash · Slight discoloration and wear.	Minor	$500–3,000
kitchen countertops · Slight wear and discoloration.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Kitchen renovation — Updating the kitchen can significantly enhance the home's appeal and value. ↑
• Resale Bathroom renovation — A fresh bathroom can greatly improve the home's resale value. ↑
• Both Landscaping and terrace furniture — Enhancing the outdoor space can increase both resale and rental value by providing a more attractive living environment. ↑

ⓘ 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: West New York Board Of Education
• NCES district ID: 3417580
• Math proficiency: 10% ▼ -19.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $46,745
• Composite: 19.16/100
• National rank: #8824
• State rank: #420 of 472 in NJ

Livability — West New York

• Score: 77/100
• State rank: #119
• US rank: #3034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West New York, NJ
• County: Hudson County · 718,323 people
• City population: 63,758
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 63,758
• Household income: $73,174
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 5546.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 27% White 15% Asian 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 12% Dominican 15%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 58% · Canada, Jamaica, China
• Languages at home: 22% English-only · Spanish 67% Other Indo-European 2% Chinese 2%

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: ▼ -29.80%
• Current HPI: 364.4128
• Rent YoY: ▲ 2.71%
• 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

-3.7% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $2,500 HCMLS
• 2026-04-22 Listed for Rent $2,650 HCMLS
• 2026-04-13 Listed $299,797 HCMLS
• 2025-12-12 Rental Removed $2,600 HCMLS
• 2025-11-13 Listed for Rent $2,600 HCMLS
• 2024-11-27 Rental Removed $2,595 HCMLS
• 2024-10-20 Listed for Rent $2,595 HCMLS