81 Grand Ave · Englewood, NJ 07631

$259,900

2 bd · 2.0 ba · 42,770 sqft · Townhouse public records · 40 Days on market

Built 2000 $1203/mo HOA · 41% 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
• 1% rule +6.4/10.0
• Cash flow +4.6/30.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Eastwood co-op of Englewood. This lovely quaint brick building was built in 1970 and has 32 co-op units. This mid rise building has an elevator and is conveniently located to downtown Englewood. There’s transportation at your door. This large first floor 2 Bedroom 2 bath unit has lovely hardwood floors. There is lots of closet space and a full basement with coin operated washer and dryers. There is assigned parking space number 10.

Key facts

• Downtown englewood
• Elevator
• Full basement

Tags

• BRICK BUILDING
• MID RISE BUILDING
• ELEVATOR
• DOWNTOWN ENGLEWOOD
• CLOSET SPACE
• FULL BASEMENT

Property features AI

Finance

• Other: Information not provided
• Financial info: Information not provided
• HOA & community: Has homeowners association; Monthly association fee of $1,203; Building: The Eastwood

Exterior

• Parking: 1 parking space
• Security: Information not provided
• Utilities: Information not provided
• Home design: Residential stock cooperative; Faces west
• Construction: Information not provided
• Exterior features: Pets allowed

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: Information not provided
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Window air conditioning units
• Interior features: Elevator; Partially finished basement
• Laundry & utility: Laundry in basement; Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-661 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (36.8% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $164k (36.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#137 in NJ, #3,606 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A, health & safety A; Watch: amenities F, cost of living F.
• Englewood Public School District (suburban): math 12% / reading 35% proficiency, ranked #383 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.8%/yr); 71 active listings in the ZIP; solid renter incomes; 3,488 units permitted in Bergen County in 2024 (1,610 in 5+ unit buildings).
• This rent runs 35% of the median local income ($103k/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

• It's been on market 40 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• 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 $164,199 (36.8% 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 37% 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: 1.14% ✓
• Cap rate: 3.24%
• Cash-on-cash: -10.91%
• DSCR: 0.51
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.84% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.06×
• Total profit: $-68,339
• Equity at exit: $38,752

10-year hold

• IRR: -6.7%
• Equity multiple: 0.42×
• Total profit: $-42,005
• Equity at exit: $22,471

Cash invested: $72,772 (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 07631

• Rents YoY: 7.8%
• Active inventory: 71
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,959 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$1,203
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-661

Break-even live

Break-even rent $3,796

Max offer price $164,199

Occupancy floor —

Sensitivity live

Price	-10% $-482	-5% $-572	+0% $-661	+5% $-751	+10% $-841
Rent	-10% $-895	-5% $-778	+0% $-661	+5% $-544	+10% $-428
Rate	-1.0pp $-530	-0.5pp $-595	base $-661	+0.5pp $-729	+1.0pp $-797

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,203 · $14,436/yr
• Likely covers: parking

Listing history 18 events

1. 2026-06-18
   days on market $259,900 Active 40 DOM
2. 2026-06-17
   days on market $259,900 Active 39 DOM
3. 2026-06-16
   days on market $259,900 Active 38 DOM
4. 2026-06-15
   days on market $259,900 Active 37 DOM
5. 2026-06-13
   days on market $259,900 Active 35 DOM
6. 2026-06-13
   days on market $259,900 Active 34 DOM
7. 2026-06-09
   days on market $259,900 Active 31 DOM
8. 2026-06-08
   days on market $259,900 Active 30 DOM
9. 2026-06-07
   days on market $259,900 Active 29 DOM
10. 2026-06-04
    days on market $259,900 Active 26 DOM
11. 2026-06-03
    days on market $259,900 Active 25 DOM
12. 2026-06-02
    days on market $259,900 Active 24 DOM
13. 2026-06-01
    days on market $259,900 Active 23 DOM
14. 2026-05-31
    days on market $259,900 Active 22 DOM
15. 2026-05-09
    listed $259,900 Active
16. 1988-03-01
    soldstatus $1,600,000
17. 1983-11-01
    soldstatus $1,350,000
18. 1981-05-01
    soldstatus $2,100,000

ⓘ 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: $35,510
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − HOA: −$14,436
• − Depreciation: −$7,561
• Taxable loss: −$11,925
• Est. tax savings @ 24.0%: +$2,862
• After-tax cash flow: $-5,074/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: Englewood Public School District
• NCES district ID: 3404740
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $72,871
• Composite: 22.91/100
• National rank: #8000
• State rank: #383 of 472 in NJ

Livability — Englewood

• Score: 76/100
• State rank: #137
• US rank: #3606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Englewood, NJ
• County: Bergen County · 586,961 people
• City population: 29,638
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,638
• Household income: $102,571
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1812.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 32% White 30% Black 19% Asian 13% Two or more races 12%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Dominican 7%
• Common ancestry: Scotch-Irish 2% Scandinavian 1% Romanian 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 53% English-only · Spanish 28% Korean 5% Other Indo-European 3%

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: ▼ -242.43%
• Current HPI: 277.8765
• Rent YoY: ▲ 7.84%
• 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

-87.6% since first listed

4 events — show timeline

• 2026-05-09 Listed $259,900 NJMLS
• 1988-03-01 Sold (Public Records) $1,600,000 Public Records
• 1983-11-01 Sold (Public Records) $1,350,000 Public Records
• 1981-05-01 Sold (Public Records) $2,100,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $102,828 · +1.4% YoY. Source: county tax records.