1870 JOHN F KENNEDY Blvd Unit 4F · Jersey City, NJ 07305

$200,000

1 bd · 1.0 ba · 544 sqft · Townhouse · 33 Days on market

Good condition $368/sqft · 6% below area Est $214k · 6% 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).

• Cash flow +16.3/30.0
• ARV discount +10.4/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare find! Welcome to this charming and well-maintained residence nestled in a classic brick building with timeless curb appeal. This inviting unit offers a bright and airy layout, highlighted by oversized windows that flood the space with natural light and provide open neighborhood views. Step inside to discover a spacious living area featuring modern flooring, neutral tones, and a comfortable flow ideal for both relaxing and entertaining. The open-concept design seamlessly connects to a stylish kitchen complete with sleek cabinetry, stainless steel appliances, a contemporary backsplash, and a breakfast bar perfect for casual dining.

Key facts

• Modern flooring
• Spacious living area
• Sleek cabinetry

Tags

• CLASSIC BRICK BUILDING
• OVERSIZED WINDOWS
• SPACIOUS LIVING AREA
• MODERN FLOORING
• STYLISH KITCHEN
• SLEEK CABINETRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (5.6% below list).
• Recommended offer: $189k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.1% in Jersey City — 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 (#116 in NJ, #2,955 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Jersey City Public Schools (urban): math 16% / reading 38% proficiency, ranked #369 of 472 in NJ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: President Barack Obama Elementary School (math 3% / reading 24%, grade F, #1,152 of 1,303 statewide, top 89%, 420 students, 64% FRL); Academy I (math 60% / reading 76%, grade A-, #14 of 431 statewide, top 3%, 403 students, 46% FRL); Henry Snyder High School (math 4% / reading 31%, grade F, #369 of 399 statewide, top 93%, 849 students, 62% FRL).
• Market conditions: Rents rising (+1.6%/yr); 446 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 33 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• 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 $188,877 (5.6% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $213,545
• List price: $200,000
• Delta: -6.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1866 JOHN F KENNEDY Blvd Unit 1c	0.01mi	1/1.0	548 (+1%)	4mo	$215,000	$392	95
1677 KENNEDY Blvd #13	0.48mi	1/1.0	500 (-8%)	14mo	$199,000	$398	53
119 CLENDENNY Ave Unit 2R	1.11mi	1/1.0	535 (-2%)	16mo	$217,000	$406	49
1870 JOHN F KENNEDY Blvd Unit 1A	0.36mi	1/1.0	650 (+20%)	13mo	$185,000	$285	48
144 OLD BERGEN Rd Unit D3 OR 403	0.68mi	1/1.0	648 (+19%)	4mo	$165,000	$255	40
2271 John F Kennedy Blvd #304	0.99mi	1/1.0	456 (-16%)	8mo	$230,000	$504	34
119 COTTONWOOD St	0.88mi	1/1.0	640 (+18%)	8mo	$280,000	$438	33
2271 KENNEDY Blvd #406	0.99mi	1/1.0	465 (-14%)	13mo	$130,000	$280	30
137 COTTONWOOD St	0.87mi	1/1.0	640 (+18%)	12mo	$320,000	$500	30
109 COTTONWOOD St	0.87mi	1/1.0	640 (+18%)	18mo	$272,000	$425	25
165 COTTONWOOD St	0.86mi	1/1.0	640 (+18%)	19mo	$315,000	$492	24
94 PEARSALL Ave Unit 3R	0.72mi	2/1.0 (+1)	650 (+20%)	18mo	$135,000	$208	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-27,982
• Equity at exit: $29,821

10-year hold

• IRR: -7.7%
• Equity multiple: 0.54×
• Total profit: $-25,628
• Equity at exit: $17,292

Cash invested: $56,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 6 Strongly Tenant-Friendly
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City Jersey City: 6 Strongly Tenant-Friendly · D+34

Rent Control Ordinance covers buildings 4+ units pre-1986.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 2 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $232,000 ($458/sqft)
• Median days on market: 32 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 07305

• Rents YoY: 1.6%
• Active inventory: 446
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $110

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $248	-5% $179	+0% $110	+5% $41	+10% $-28
Rent	-10% $-39	-5% $35	+0% $110	+5% $185	+10% $259
Rate	-1.0pp $211	-0.5pp $161	base $110	+0.5pp $58	+1.0pp $5

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: $50,000
• Closing costs: $6,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1866 John F. Kennedy Blvd Unit 1C Jersey City, NJ	1.0	1.0	548	$1,750	$3.19	10d	1	0.03mi
1866 John F. Kennedy Blvd Unit 1C Jersey City, NJ	1.0	1.0	548	$1,850	$3.38	92d	1	0.03mi
1866 John F. Kennedy Blvd Unit 4E Jersey City, NJ	1.0	1.0	563	$1,900	$3.37	10d	1	0.04mi
1866 John F. Kennedy Blvd Apt 2B Jersey City, NJ	2.0	1.0	750	$1,850	$2.47	3d	1	0.04mi
48 Bergen Ave Unit 2B Jersey City, NJ	2.0	1.0	700	$2,250	$3.21	10d	1	0.12mi
48 Bergen Ave Unit 2B Jersey City, NJ	2.0	1.0	700	$2,250	$3.21	23d	1	0.12mi
122 Wade St Jersey City, NJ	1.0	1.0	600	$1,750	$2.92	10d	1	0.13mi
177 Van Nostrand Ave Unit 1R Jersey City, NJ	2.0	1.0	750	$1,950	$2.60	71d	1	0.14mi
172 Rose Ave Jersey City, NJ	1.0	1.0	650	$1,800	$2.77	23d	1	0.23mi
5 Van Houten Ave Unit 33 Jersey City, NJ	1.0	1.0	700	$1,895	$2.71	165d	1	0.23mi
181 Dwight St Unit 1 Jersey City, NJ	1.0	1.0	625	$1,500	$2.40	115d	1	0.25mi
164 Sterling Ave Unit 41 Jersey City, NJ	1.0	1.0	600	$1,895	$3.16	86d	1	0.26mi
164 Sterling Ave Unit 164D Jersey City, NJ	—	1.0	750	$1,695	$2.26	104d	1	0.26mi
72 Rose Ave Apt 2R Jersey City, NJ	2.0	1.0	750	$1,850	$2.47	71d	1	0.27mi
68 Rose Ave Unit 1R Jersey City, NJ	1.0	1.0	750	$2,095	$2.79	56d	1	0.28mi
171 Martin Luther King Dr Jersey City, NJ	1.0	1.0	600	$1,600	$2.67	7d	1	0.28mi
2005 John F. Kennedy Blvd Unit 45 Jersey City, NJ	1.0	1.0	750	$1,895	$2.53	2d	1	0.29mi
2005 John F. Kennedy Blvd Unit 45 Jersey City, NJ	1.0	1.0	750	$1,895	$2.53	3d	1	0.29mi
305 Cator Ave Unit 1R Jersey City, NJ	2.0	1.0	724	$2,300	$3.18	10d	1	0.30mi
305 Cator Ave Unit 1R Jersey City, NJ	2.0	1.0	724	$2,300	$3.18	16d	1	0.30mi
235 Bidwell Ave Unit 45 Jersey City, NJ	1.0	1.0	680	$1,665	$2.45	23d	1	0.34mi
235 Bidwell Ave Unit 45 Jersey City, NJ	1.0	1.0	680	$1,665	$2.45	1d	1	0.34mi
127A Terhune Ave Jersey City, NJ	1.0	1.0	700	$1,750	$2.50	57d	1	0.34mi
157 Bergen Ave Unit 33 Jersey City, NJ	1.0	1.0	650	$1,745	$2.68	10d	1	0.36mi
232 Bidwell Ave Apt 1 Jersey City, NJ	1.0	1.0	680	$1,950	$2.87	10d	1	0.36mi
232 Bidwell Ave Apt 45 Jersey City, NJ	1.0	1.0	680	$1,850	$2.72	31d	1	0.36mi
232 Bidwell Ave Unit 3 Jersey City, NJ	2.0	1.0	750	$2,055	$2.74	109d	1	0.36mi
232 Bidwell Ave Apt 1 Jersey City, NJ	1.0	1.0	680	$1,950	$2.87	12d	1	0.36mi
232 Bidwell Ave Jersey City, NJ	1.0	1.0	600	$1,950	$3.25	7d	1	0.36mi
230 Bidwell Ave Unit 45 Jersey City, NJ	1.0	1.0	680	$1,895	$2.79	38d	1	0.36mi
158 Bergen Ave Apt 45 Jersey City, NJ	2.0	1.0	750	$1,750	$2.33	109d	1	0.36mi
159 Bergen Ave Apt 1 Jersey City, NJ	2.0	2.0	685	$1,995	$2.91	38d	1	0.37mi
159 Bergen Ave Apt 1 Jersey City, NJ	2.0	2.0	685	$1,995	$2.91	10d	1	0.37mi
162 Bergen Ave Apt 4B Jersey City, NJ	1.0	1.0	650	$1,595	$2.45	109d	1	0.37mi
339 Danforth Ave Unit 1F Jersey City, NJ	1.0	1.0	600	$1,700	$2.83	107d	1	0.37mi
402 Linden Ave Unit 402 Jersey City, NJ	1.0	1.0	600	$1,895	$3.16	128d	1	0.38mi
361 Danforth Ave Apt 18 Jersey City, NJ	2.0	1.0	700	$1,850	$2.64	10d	1	0.40mi
377 Danforth Ave Unit 4 Jersey City, NJ	1.0	1.0	600	$1,850	$3.08	127d	1	0.41mi
377 Danforth Ave Jersey City, NJ	1.0	1.0	600	$1,820	$3.03	140d	1	0.41mi
377 Danforth Ave Unit 4 Jersey City, NJ	1.0	1.0	525	$1,820	$3.47	148d	1	0.41mi

Property features AI

Finance

• HOA & community: Monthly HOA fee of $223Building name: Gothic Towers

Exterior

• Home design: Condominium (residential property)
• Construction: No basement

Interior

• Kitchen: Range, Oven, Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingNo air conditioning
• Interior features: Range, Oven, Refrigerator

Listing history 33 events

1. 2026-11-08
   days on market $200,000 Active 33 DOM
2. 2026-11-07
   days on market $200,000 Active 32 DOM
3. 2026-11-06
   days on market $200,000 Active 31 DOM
4. 2026-11-05
   days on market $200,000 Active 30 DOM
5. 2026-11-04
   days on market $200,000 Active 29 DOM
6. 2026-11-02
   days on market $200,000 Active 27 DOM
7. 2026-11-01
   days on market $200,000 Active 26 DOM
8. 2026-10-31
   statusdays on market $200,000 Active 25 DOM
9. 2026-10-30
   status $200,000 Back On Market 24 DOM
10. 2026-09-04
    statusdays on market $200,000 Under Contract 24 DOM
11. 2026-09-02
    days on market $200,000 Active 23 DOM
12. 2026-08-31
    days on market $200,000 Active 21 DOM
13. 2026-08-29
    days on market $200,000 Active 19 DOM
14. 2026-08-28
    days on market $200,000 Active 18 DOM
15. 2026-08-27
    days on market $200,000 Active 17 DOM
16. 2026-08-26
    days on market $200,000 Active 16 DOM
17. 2026-08-25
    days on market $200,000 Active 15 DOM
18. 2026-08-24
    days on market $200,000 Active 14 DOM
19. 2026-08-23
    days on market $200,000 Active 13 DOM
20. 2026-08-22
    days on market $200,000 Active 12 DOM
21. 2026-08-21
    days on market $200,000 Active 11 DOM
22. 2026-08-20
    days on market $200,000 Active 10 DOM
23. 2026-08-19
    days on market $200,000 Active 9 DOM
24. 2026-08-18
    days on market $200,000 Active 8 DOM
25. 2026-08-17
    days on marketlisting id $200,000 Active 7 DOM
26. 2026-08-16
    days on market $200,000 Active 6 DOM
27. 2026-08-15
    days on market $200,000 Active 5 DOM
28. 2026-08-14
    days on market $200,000 Active 4 DOM
29. 2026-08-13
    days on market $200,000 Active 3 DOM
30. 2026-08-12
    days on market $200,000 Active 2 DOM
31. 2026-08-10
    pricestatusdays on marketlisting id $200,000 Active 1 DOM
32. 2026-05-04
    status Under Contract
33. 2026-04-08
    listed $175,000 Active

ⓘ 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 ≥98°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: $22,665
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,818
• Taxable loss: −$1,982
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $1,795/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 Est. rehab $2,720–$8,160 screening

This charming and well-maintained condo in a classic brick building offers a bright and airy layout with modern updates and a good condition score. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and value of the home ↑
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's appeal ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary President Barack Obama Elementary School F NJ #1,152/1,303 Nat'l #37,398/41,679 Middle Academy I A- NJ #14/431 Nat'l #970/14,009 High Henry Snyder High School F NJ #369/399 Nat'l #14,801/17,239

Schools (NCES district)

• District: Jersey City Public Schools
• NCES district ID: 3407830
• Math proficiency: 16% ▼ -17.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $58,431
• Composite: 24.43/100
• National rank: #7678
• State rank: #369 of 472 in NJ

B Composite livability gradescore 77/100

Livability — Jersey City

• Score: 77/100
• State rank: #116
• US rank: #2955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jersey City, NJ
• County: Hudson County · 771,834 people
• City population: 294,078
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 72,161
• Household income: $76,527
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 40% Hispanic / Latino 27% Asian 15% Two or more races 13% White 12%
• Hispanic origin (detail): Puerto Rican 11% Dominican 9%
• Languages at home: 58% English-only · Spanish 21% Tagalog/Filipino 7% Arabic 3%

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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: ▼ -181.89%
• Current HPI: 299.991
• Rent YoY: ▲ 1.61%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• HOA & community: Monthly HOA fee of $223Building name: Gothic Towers

Exterior

• Home design: Condominium (residential property)
• Construction: No basement

Interior

• Kitchen: Range, Oven, Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingNo air conditioning
• Interior features: Range, Oven, Refrigerator

Price history

+14.3% since first listed

4 events — show timeline

• 2026-08-10 Listed $200,000 NJMLS
• 2026-05-04 Pending — HCMLS
• 2026-05-04 Listing Removed — HCMLS
• 2026-04-08 Listed $175,000 HCMLS