18 74TH St Unit D5 · Guttenberg, NJ 07047

$249,000

1 bd · 1.0 ba · 578 sqft · Condo public records · 63 Days on market

Built 1925 $431/sqft · 12% below area Est $285k · 12% under $369/mo HOA · 16% of rent

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Why this score? — see what drove the D 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 +13.1/15.0
• Cash flow +10.9/30.0
• 1% rule +4.5/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 bedroom, top-floor apartment in a 4-story walk-up building on Blvd East. Very conveniently located steps away from transportation(NJ Transit, Shuttles to NYC/Ferry/Light Rail), Hudson County Park and Edgewater(Shopping, Dining, Entertainment, Boardwalk, etc. ). No dogs/ reptiles allowed by HOA. Completely renovated few years ago. Street parking. Deeded storage space, laundry, superintendent and computerized security intercom in the building. Heat, water/hot water included.

Key facts

• Top-floor apartment
• Deeded storage space
• Hudson county park

Tags

• TOP-FLOOR APARTMENT
• 4-STORY WALK-UP BUILDING
• DEEDED STORAGE SPACE
• COMPUTERIZED SECURITY INTERCOM
• STEPS AWAY FROM TRANSPORTATION
• HUDSON COUNTY PARK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (4.6% below list).
• Recommended offer: $230k (7.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.3% in Guttenberg — 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 82/100 on livability (#51 in NJ, #1,253 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A; Watch: schools C-, cost of living F.
• North Bergen School District (suburban): math 12% / reading 37% proficiency, ranked #393 of 472 in NJ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 36% of the median local income ($79k/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 $7k 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 63 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $155k; list at $249k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,804 (7.7% 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 63 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 0.95% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 8.7

CMA / ARV

• ARV (median comp): $284,508
• List price: $249,000
• Delta: -12.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.99% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.39×
• Total profit: $-42,219
• Equity at exit: $37,127

10-year hold

• IRR: -4.8%
• Equity multiple: 0.65×
• Total profit: $-24,131
• Equity at exit: $21,529

Cash invested: $69,720 (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 07047

• Home prices YoY: -31.5%
• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$104
• HOA: −$369
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-109

Break-even live

Break-even rent $2,514

Max offer price $229,804

Occupancy floor 100%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7601 River Rd North Bergen, NJ	3.0	1.0–3.0	1150	$4,303	$3.74	3d	16	0.16mi
7606 River Rd Unit 01 North Bergen, NJ	—	1.0	600	$3,130	$5.22	24d	1	0.17mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	7d	1	0.20mi
140 71st St Unit 5 Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	7d	1	0.23mi
7650 River Rd Unit 921 North Bergen, NJ	—	1.0	600	$2,850	$4.75	24d	1	0.24mi
7650 River Rd Unit 935 North Bergen, NJ	—	1.0	600	$2,800	$4.67	24d	1	0.24mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	24d	1	0.27mi
78 69th St Unit 9A Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	5d	1	0.28mi
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	15d	1	0.29mi
7602 River Rd Unit 00 Guttenberg, NJ	—	1.0	600	$2,995	$4.99	24d	1	0.30mi
7602 River Rd Unit 302 Guttenberg, NJ	—	1.0	600	$3,100	$5.17	24d	1	0.30mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	13d	1	0.33mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	13d	1	0.33mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	24d	1	0.34mi
7812 Hudson Ave Unit B1 North Bergen, NJ	2.0	1.0	750	$2,100	$2.80	13d	1	0.35mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	24d	1	0.36mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	24d	1	0.36mi
301 79th St Unit A9 North Bergen, NJ	1.0	1.0	618	$1,850	$2.99	24d	1	0.37mi
8200 Boulevard East North Bergen, NJ	3.0	1.0–3.5	1486	$3,400	$2.29	2d	4	0.37mi
311 79th St #9 North Bergen, NJ	1.0	1.0	600	$1,695	$2.83	13d	1	0.38mi
310 70th St Guttenberg, NJ	1.0	1.0	600	$1,850	$3.08	24d	1	0.40mi
331 79th St #15 North Bergen, NJ	1.0	1.0	642	$1,850	$2.88	22d	1	0.42mi
7111 Palisade Ave North Bergen, NJ	1.0	1.0	602	$1,850	$3.07	24d	2	0.45mi
8450 Boulevard E Unit 3B North Bergen, NJ	1.0	1.0	745	$2,400	$3.22	24d	1	0.46mi
6515 Boulevard E Unit 10M West New York, NJ	—	1.0	450	$1,800	$4.00	15d	1	0.46mi
6515 JFK Blvd E Unit 2J West New York, NJ	2.0	1.0	750	$2,300	$3.07	24d	1	0.46mi
14 65th St #12 West New York, NJ	2.0	1.0	600	$2,350	$3.92	7d	1	0.47mi
401 70th St Unit 1R Guttenberg, NJ	1.0	1.0	525	$1,900	$3.62	4d	1	0.48mi
61 65th St West New York, NJ	1.0–2.0	1.0	840	$1,900	$2.26	2d	2	0.49mi
8600 Boulevard E Unit 5F North Bergen, NJ	1.0	1.0	750	$2,500	$3.33	24d	1	0.50mi
320 67th St Unit 2 West New York, NJ	2.0	1.0	600	$2,400	$4.00	24d	1	0.50mi
8550 Boulevard E Unit 1D North Bergen, NJ	1.0	1.0	650	$2,200	$3.38	24d	1	0.52mi
53 64th St #5 West New York, NJ	1.0	1.0	600	$2,150	$3.58	7d	1	0.54mi
8600 Boulevard E Unit 4G North Bergen, NJ	1.0	1.0	670	$2,100	$3.13	7d	1	0.55mi
6305 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,725	$3.63	7d	2	0.57mi
220 64th St Unit 10 West New York, NJ	1.0	1.0	550	$1,650	$3.00	24d	1	0.57mi
7409 2nd Ave #1 North Bergen, NJ	2.0	1.0	660	$2,400	$3.64	16d	1	0.64mi
6810 Polk St West New York, NJ	1.0–2.0	1.0–2.0	962	$2,400	$2.49	22d	2	0.68mi
2 Main St Unit D-503 Edgewater, NJ	—	1.0	600	$2,200	$3.67	24d	1	0.74mi
6035 Park Ave West New York, NJ	1.0–2.0	1.0	869	$2,325	$2.68	3d	6	0.74mi

HOA detail condo

• Monthly dues: $369 · $4,428/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $249,000 Active 63 DOM
2. 2026-06-17
   days on market $249,000 Active 62 DOM
3. 2026-06-16
   days on market $249,000 Active 61 DOM
4. 2026-06-15
   days on market $249,000 Active 60 DOM
5. 2026-06-13
   days on market $249,000 Active 58 DOM
6. 2026-06-09
   days on market $249,000 Active 54 DOM
7. 2026-06-08
   days on market $249,000 Active 53 DOM
8. 2026-06-07
   days on market $249,000 Active 52 DOM
9. 2026-06-04
   days on market $249,000 Active 49 DOM
10. 2026-06-03
    days on market $249,000 Active 48 DOM
11. 2026-06-02
    days on market $249,000 Active 47 DOM
12. 2026-06-01
    days on market $249,000 Active 46 DOM
13. 2026-05-31
    days on market $249,000 Active 45 DOM
14. 2026-04-16
    listed $249,000 Active 479-char remark

    Show marketing remark (479 chars)

    1 bedroom, top-floor apartment in a 4-story walk-up building on Blvd East. Very conveniently located steps away from transportation(NJ Transit, Shuttles to NYC/Ferry/Light Rail), Hudson County Park and Edgewater(Shopping, Dining, Entertainment, Boardwalk, etc. ). No dogs/ reptiles allowed by HOA. Completely renovated few years ago. Street parking. Deeded storage space, laundry, superintendent and computerized security intercom in the building. Heat, water/hot water included.

15. 2025-08-20
    historical
16. 2025-05-29
    listed $249,900 Active
17. 2016-07-09
    price $155,000
18. 2016-06-15
    soldstatus $155,000 Sold
19. 2016-04-04
    historical Under Contract
20. 2016-03-30
    price $165,000
21. 2016-02-15
    listed $165,000 Active
22. 2014-04-01
    historical
23. 2013-11-12
    listed $165,000
24. 2010-06-11
    historical
25. 2009-06-10
    listed $199,000
26. 2004-02-27
    soldstatus $105,000
27. 2003-03-30
    historical
28. 2002-08-08
    listed $95,000
29. 1997-03-07
    soldstatus $30,000

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $2,488 · $207/mo
• Projected year-2 tax: $4,344 · $362/mo
• Expected delta: +$1,856/yr (+$155/mo · 74.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,514
• − Mortgage interest: −$13,948
• − Property taxes: −$2,488
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − HOA: −$4,428
• − Depreciation: −$7,244
• Taxable loss: −$5,400
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $-8/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: North Bergen School District
• NCES district ID: 3411460
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $54,275
• Composite: 21.95/100
• National rank: #8221
• State rank: #393 of 472 in NJ

Livability — Guttenberg

• Score: 82/100
• State rank: #51
• US rank: #1253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hudson County · 718,323 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 61,250
• Household income: $78,911
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 3908.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 26% White 20% Asian 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 12%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 50% · Canada, Jamaica, South Korea
• Languages at home: 27% English-only · Spanish 61% Other Indo-European 4% Arabic 3%

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: ▼ -192.36%
• Current HPI: 419.0283
• Rent YoY: ▲ 4.99%
• 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

+730.0% since first listed

16 events — show timeline

• 2026-04-16 Listed $249,000 HCMLS
• 2025-08-20 Listing Removed — HCMLS
• 2025-05-29 Listed $249,900 HCMLS
• 2016-07-09 Price Changed $155,000 HCMLS
• 2016-06-15 Sold (MLS) $155,000 HCMLS
• 2016-04-04 Contingent — HCMLS
• 2016-03-30 Price Changed $165,000 HCMLS
• 2016-02-15 Listed $165,000 HCMLS
• 2014-04-01 Listing Removed — HCMLS
• 2013-11-12 Listed $165,000 HCMLS
• 2010-06-11 Listing Removed — HCMLS
• 2009-06-10 Listed $199,000 HCMLS
• 2004-02-27 Sold (Public Records) $105,000 Public Records
• 2003-03-30 Listing Removed — HCMLS
• 2002-08-08 Listed $95,000 HCMLS
• 1997-03-07 Sold (Public Records) $30,000 Public Records

Property tax history

+2.2%/yr

Latest (2020): $2,488 · +0.1% YoY. Source: county tax records.