2100 Linwood Ave Apt 18f · Fort Lee, NJ 07024

$253,000

1 bd · None ba · 800 sqft · Condo · 7 Days on market

Built 1965

---

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
• 1% rule +6.3/10.0
• Cash flow +6.1/30.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a Co-op building with management team on-site. With options at $105/$95 for indoor/outdoor parking space. Large swimming pool and gym with a low monthly fee.

Key facts

• Swimming pool
• Gym
• Built 1965

Tags

• SWIMMING POOL
• GYM
• INDOOR OUTDOOR PARKING

🏢 Co-op / cooperative unit. The $253,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath condo listed at $253k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $253k).
• Cap rate 4.1% vs local median 1.5% in Fort Lee — 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 89/100 on livability (#2 in NJ, #139 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Fort Lee School District (suburban): math 46% / reading 63% proficiency, ranked #105 of 472 in NJ (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 202 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,488 units permitted in Bergen County in 2024 (1,610 in 5+ unit buildings).
• This rent runs 32% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Bergen County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,000

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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.64
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: -34.0%
• Equity multiple: -0.07×
• Total profit: $-76,142
• Equity at exit: $37,723

10-year hold

• IRR: -68.6%
• Equity multiple: -0.77×
• Total profit: $-125,075
• Equity at exit: $21,875

Cash invested: $70,840 (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 07024

• Home prices YoY: -19.8%
• Rents YoY: 0.9%
• Active inventory: 202
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,857 high
• Mortgage (P&I): −$1,327
• Tax est. 1.5%: −$316 /mo · $3,795/yr
• Insurance: −$105
• HOA est. from 5 same-building comps: −$980
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-471

Break-even live

Break-even rent $3,454

Max offer price $184,807

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2055 Center Ave Fort Lee, NJ	—	1.0	575	$2,500	$4.35	25d	1	0.11mi
470 Main St Fort Lee, NJ	1.0–2.0	1.0–2.0	969	$3,045	$3.14	7d	4	0.20mi
495 Main ST Unit 1L Fort Lee, NJ	1.0	1.0	625	$1,850	$2.96	15d	1	0.26mi
2040 Hudson St Unit 302 Fort Lee, NJ	1.0	1.0	790	$2,898	$3.67	25d	1	0.31mi
2040 Hudson St Unit 514 Fort Lee, NJ	—	1.0	590	$2,358	$4.00	25d	1	0.31mi
2030 Hudson St Fort Lee, NJ	3.0	1.0–2.5	1341	$4,517	$3.37	1d	1	0.31mi
2020 Hudson St Unit 1236 Fort Lee, NJ	—	1.0	630	$2,328	$3.70	25d	1	0.32mi
2020 Hudson St Unit 8 Fort Lee, NJ	1.0	1.0	795	$3,295	$4.14	25d	1	0.32mi
2020 Hudson St Unit 503 Fort Lee, NJ	1.0	1.0	1000	$3,058	$3.06	25d	1	0.32mi
2020 Hudson St Unit 1245 Fort Lee, NJ	1.0	1.0	795	$3,008	$3.78	25d	1	0.32mi
2020 Hudson St Unit 646 Fort Lee, NJ	1.0	1.0	860	$2,898	$3.37	25d	1	0.32mi
2020 Hudson St Unit 930 Fort Lee, NJ	—	1.0	630	$2,350	$3.73	25d	1	0.32mi
800 Park Ave Fort Lee, NJ	3.0	1.0–3.0	1122	$5,704	$5.08	1d	42	0.41mi
2100 N Central Rd Fort Lee, NJ	1.0	1.0	700	$4,430	$6.32	2d	17	0.44mi
1685 Bergen Blvd Fort Lee, NJ	1.0–2.0	1.0–2.0	1056	$2,895	$2.74	1d	5	0.49mi
125 Irving St Leonia, NJ	2.0	1.0	900	$2,950	$3.28	24d	1	0.52mi
69 Main St Fort Lee, NJ	2.0	1.0–2.0	1126	$3,925	$3.48	25d	7	0.56mi
100 Old Palisade Rd Fort Lee, NJ	1.0	1.0–1.5	970	$3,050	$3.14	7d	7	0.61mi
100 Old Palisade Rd Fort Lee, NJ	1.0	1.0–1.5	970	$3,100	$3.20	2d	6	0.61mi
1435 10th St Fort Lee, NJ	2.0	2.0	1259	$4,221	$3.35	2d	3	0.67mi
900 Crest Ln Fort Lee, NJ	1.0–3.0	1.0–2.0	1064	$2,909	$2.73	2d	15	0.68mi
2329 Hudson Ter Unit E14 Fort Lee, NJ	2.0	1.0	800	$2,700	$3.38	22d	1	0.73mi
2339 Hudson Ter Unit D17 Fort Lee, NJ	1.0	1.0	620	$1,900	$3.06	25d	1	0.75mi
2335 Hudson Ter Unit D6 Fort Lee, NJ	2.0	1.0	800	$2,555	$3.19	6d	1	0.76mi
2329 Hudson Ter Fort Lee, NJ	1.0–2.0	1.0	800	$1,750	$2.19	13d	2	0.76mi
2329 Hudson Ter Fort Lee, NJ	1.0–2.0	1.0	750	$1,795	$2.39	25d	2	0.76mi
1350 15th St Fort Lee, NJ	1.0–2.0	1.0–2.0	756	$2,750	$3.64	2d	4	0.79mi
425 Broad Ave Unit B04 Leonia, NJ	1.0	1.0	770	$2,595	$3.37	24d	1	0.94mi
425 Broad Ave Unit B17 Leonia, NJ	1.0	1.0	775	$2,595	$3.35	3d	1	0.94mi
425 Broad Ave Unit B20 Leonia, NJ	1.0	1.0	775	$2,695	$3.48	24d	1	0.94mi
425 Broad Ave Unit A01 Leonia, NJ	1.0	1.0	775	$2,650	$3.42	3d	1	0.94mi
210 Broad Ave Unit 3B Leonia, NJ	1.0	1.0	700	$2,295	$3.28	7d	1	0.97mi
210 Broad Ave Unit 3B Leonia, NJ	1.0	1.0	800	$2,295	$2.87	24d	1	0.97mi
508 Broad Ave Palisades Park, NJ	1.0	1.0	650	$2,250	$3.46	1d	1	1.12mi
159 Fort Lee Rd Leonia, NJ	1.0–2.0	1.0	825	$2,325	$2.82	24d	3	1.14mi
1203 River Rd Unit 9D Edgewater, NJ	1.0	1.0	880	$3,350	$3.81	25d	1	1.41mi
1203 River Rd Unit 17M Edgewater, NJ	—	1.0	650	$2,450	$3.77	7d	1	1.41mi
96 Lakeview Ave Leonia, NJ	1.0–2.0	1.0	617	$2,345	$3.80	24d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $253,000 Active 7 DOM
2. 2026-06-17
   days on market $253,000 Active 6 DOM
3. 2026-06-16
   days on market $253,000 Active 5 DOM
4. 2026-06-15
   days on market $253,000 Active 4 DOM
5. 2026-06-13
   days on market $253,000 Active 2 DOM
6. 2026-06-13
   remarks 165-char remark
7. 2026-06-13
   listed $253,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,286
• − Mortgage interest: −$14,172
• − Property taxes: −$3,795
• − Insurance: −$1,265
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − HOA: −$11,760
• − Depreciation: −$7,360
• Taxable loss: −$9,552
• Est. tax savings @ 24.0%: +$2,292
• After-tax cash flow: $-3,363/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: Fort Lee School District
• NCES district ID: 3405310
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 63% ▼ -11.00%
• Median HH income: $71,442
• Composite: 48.5/100
• National rank: #2121
• State rank: #105 of 472 in NJ

Livability — Fort Lee

• Score: 89/100
• State rank: #2
• US rank: #139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Lee, NJ
• County: Bergen County · 586,961 people
• City population: 40,024
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,024
• Household income: $107,396
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1963.0

Population outlook (Bergen County) Hauer SSP2

• Today (2025): 1,021,896 people
• By 2030: 1,063,119 · +4.0%
• By 2040: 1,146,566 · +12.2%
• By 2050: 1,229,132 · +20.3%
• By 2075: 1,429,694 · +39.9%
• By 2100: 1,547,614 · +51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Asian 44% White 38% Hispanic / Latino 12% Two or more races 9% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1% Dominican 4%
• Common ancestry: Scotch-Irish 5% Romanian 3% Scandinavian 1%
• Foreign-born: 50% · South Korea, China, Canada
• Languages at home: 39% English-only · Korean 21% Spanish 10% Chinese 9%

Political lean MEDSL · Bergen

• 2024 margin: Toss-up / Even · D 50.7% · R 47.3% · Other 2.0%
• 2008→2024 swing: -6.1pp toward R · 2008: 9.5pp · 2024: 3.4pp
• All cycles: 2024: D+3.4 2020: D+16.4 2016: D+12.0 2012: D+10.8 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.44%
• Current HPI: 248.6123
• Rent YoY: ▲ 0.95%
• 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

• 2026-06-10 Listed $253,000 Fizber.com