50 Preston St · Ridgefield Park, NJ 07660-1430

$775,000

6 bd · 2.0 ba · 2,440 sqft · MultiFamily · 40 Days on market

Built 1906 Fair condition 6,098 sqft lot $318/sqft · 19% below area Est $952k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Exceptional investment opportunity in the heart of Ridgefield Park! This well-maintained two-family home offers incredible income potential in a prime location just minutes from New York City. Two units feature 3 spacious bedrooms and 1 full bathroom, with bright, functional layouts that appeal to both tenants and owner-occupants alike. The property also includes a fully finished attic, providing additional versatile space perfect for a home office, recreation area, or added value potential. Situated in a high-demand commuter location, this home offers convenient access to major highways, public transportation, shopping, and dining. Whether you're looking to expand your portfolio or live in

Key facts

• 6,098 sq ft lot
• 6 parking spots
• Built 1906

Property features AI

Finance

• Financial info: Two-unit property; Reported operating income and expenses listed as zero

Exterior

• Parking: Six parking spaces; Driveway with 2-car width
• Utilities: Natural gas available; Public sewer; Public water
• Home design: Two-story unit style; Approximate year built
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Open porch(es); Partially fenced yard

Interior

• Kitchen: Unit 1: Dishwasher, Gas range/oven; Unit 2: Gas range/oven
• Bedrooms: Two 3-bedroom units (one single-level, one two-story)
• Flooring: Carpeting; Wood floors
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced hot air heating (natural gas); Window A/C units
• Interior features: Carpeting; Wood floors; Unfinished basement
• Laundry & utility: Carbon monoxide detector (Unit 1)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $775k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative. Per door: $-64/mo.
• To cash-flow at today's rent, offer at most $757k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $662k (14.6% below list).
• Recommended offer: $662k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#72 in NJ, #1,762 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D-, cost of living F.
• Ridgefield Park School District (suburban): math 18% / reading 39% proficiency, ranked #348 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 3,488 units permitted in Bergen County in 2024 (1,610 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($5k loan paydown + $23k appreciation (3.0% local appreciation)).
• Bergen County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($752k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $661,800 (14.6% 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 40 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
6. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-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?
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: 6.10%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (median comp): $952,276
• List price: $775,000
• Delta: -18.62%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.39×
• Total profit: $85,331
• Equity at exit: $348,474

10-year hold

• IRR: 9.7%
• Equity multiple: 2.45×
• Total profit: $315,421
• Equity at exit: $537,039

Cash invested: $217,000 (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 07660-1430

• Active inventory: 1
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $6,618 high
• Mortgage (P&I): −$4,064
• Tax est. 1.5%: −$969 /mo · $11,625/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,390
• Net cashflow: $-128

Break-even live

Break-even rent $6,780

Max offer price $756,532

Occupancy floor 97%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$6,618
Total (2 units)			$6,618

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $775,000 Active 40 DOM
2. 2026-06-17
   days on market $775,000 Active 39 DOM
3. 2026-06-16
   days on market $775,000 Active 38 DOM
4. 2026-06-15
   days on market $775,000 Active 37 DOM
5. 2026-06-13
   days on market $775,000 Active 35 DOM
6. 2026-06-13
   days on market $775,000 Active 34 DOM
7. 2026-06-09
   days on market $775,000 Active 31 DOM
8. 2026-06-08
   days on market $775,000 Active 30 DOM
9. 2026-06-07
   days on market $775,000 Active 29 DOM
10. 2026-06-04
    days on market $775,000 Active 26 DOM
11. 2026-06-03
    days on market $775,000 Active 25 DOM
12. 2026-06-02
    days on market $775,000 Active 24 DOM
13. 2026-06-01
    days on market $775,000 Active 23 DOM
14. 2026-05-31
    days on market $775,000 Active 22 DOM
15. 2026-05-09
    listed $775,000 Active 905-char remark
16. 2026-05-02
    historical $775,000 905-char remark

ⓘ 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 7/10 Severe 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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $79,416
• − Mortgage interest: −$43,412
• − Property taxes: −$11,625
• − Insurance: −$3,875
• − Repairs & maintenance: −$6,353
• − Management: −$6,353
• − Depreciation: −$22,545
• Taxable loss: −$14,748
• Est. tax savings @ 24.0%: +$3,540
• After-tax cash flow: $2,008/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

Fair 45/100 Moderate rehab

This two-family home in Ridgefield Park requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, and flooring.

Repairs flagged

• Major kitchen cabinets — outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major exterior siding — weathered and in poor condition
• Major flooring — damaged and worn
• Major interior walls — peeling paint and outdated colors
• Major windows — old and single-pane

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value
• Both exterior siding and landscaping — improving the exterior would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
exterior siding · weathered and in poor condition	Major	$15,000–50,000
flooring · damaged and worn	Major	$15,000–50,000
interior walls · peeling paint and outdated colors	Major	$15,000–50,000
windows · old and single-pane	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value ↑
• Both exterior siding and landscaping — improving the exterior would 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: Ridgefield Park School District
• NCES district ID: 3413800
• Math proficiency: 18% ▼ -18.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $65,945
• Composite: 26.4/100
• National rank: #7228
• State rank: #348 of 472 in NJ

Livability — Ridgefield Park

• Score: 80/100
• State rank: #72
• US rank: #1762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgefield Park, NJ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $775,000 GSMLS
• 2026-05-02 Coming Soon $775,000 GSMLS