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

$175,000

1 bd · 1.0 ba · 544 sqft · Condo · 26 Days on market

Good condition $223/mo HOA · 11% of rent

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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 +19.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Schools +2.4/10.0
• 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. The home offers a warm and functional layout with thou

Key facts

• $223 HOA
• Listed 26 days

Property features AI

Finance

• HOA & community: Monthly maintenance fee of $223

Exterior

• Parking: No parking
• Home design: Condominium unit; Located on level 1; Lot number 1; Facing information not provided
• Construction: Lead paint disclosure applicable
• Exterior features: Brick exterior; Part of the Gothic Towers complex; Pets not allowed

Interior

• Kitchen: One kitchen
• Bedrooms: One bedroom on level 1
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Gas heating
• Interior features: Refrigerator; Gas oven/range

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.8% 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.
• Market conditions: Rents rising (+1.6%/yr); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 33% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

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 $172,375 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.19% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-17,622
• Equity at exit: $26,093

10-year hold

• IRR: -2.9%
• Equity multiple: 0.82×
• Total profit: $-8,810
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

ZIP-level market 07305

• Rents YoY: 1.6%
• Active inventory: 248
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$223
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $211

Break-even live

Break-even rent $1,813

Max offer price $175,000

Occupancy floor 85%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Van Houten Ave Unit 33 Jersey City, NJ	1.0	1.0	700	$1,895	$2.71	24d	1	0.23mi
339 Danforth Ave Unit 1F Jersey City, NJ	1.0	1.0	600	$1,900	$3.17	24d	1	0.37mi
377 Danforth Ave Unit 4 Jersey City, NJ	1.0	1.0	525	$1,820	$3.47	7d	1	0.41mi
158 Greenville Ave Unit 1A Jersey City, NJ	2.0	1.0	700	$2,000	$2.86	24d	1	0.43mi
23 University Place Blvd Jersey City, NJ	2.0	1.0–2.0	806	$2,772	$3.44	3d	11	0.54mi
26 University Place Blvd Jersey City, NJ	2.0	1.0–2.0	808	$2,910	$3.60	3d	18	0.55mi
49 Fisk St Jersey City, NJ	1.0–2.0	1.0–2.0	783	$2,599	$3.32	15d	5	0.67mi
330 Martin Luther King Dr Unit 201 Jersey City, NJ	—	1.0	494	$1,975	$4.00	7d	1	0.67mi
330 Martin Luther King Dr Unit 402 Jersey City, NJ	1.0	1.0	574	$2,500	$4.36	19d	1	0.67mi
187 Culver Ave Jersey City, NJ	1.0–2.0	1.0–2.0	934	$2,600	$2.78	2d	5	0.70mi
144 Old Bergen Rd Unit B4 Jersey City, NJ	1.0	1.0	629	$1,600	$2.54	24d	1	0.72mi
1 Mallory Ave Jersey City, NJ	1.0	1.0	437	$2,599	$5.95	17d	4	0.73mi
400 Claremont Ave Jersey City, NJ	2.0	1.0–2.0	1392	$2,780	$2.00	5d	22	0.80mi
40 Lembeck Ave Unit 202 Jersey City, NJ	2.0	1.0	750	$2,400	$3.20	7d	1	0.80mi
40 Lembeck Ave Unit 204 Jersey City, NJ	1.0	1.0	500	$2,100	$4.20	7d	1	0.80mi
74 Pollock Ave Jersey City, NJ	2.0	1.0–2.0	824	$2,462	$2.99	4d	5	0.81mi
146 Virginia Ave Apt 302 Jersey City, NJ	1.0	1.0	655	$1,795	$2.74	2d	1	0.86mi
36 Crossgate Rd Unit 1 Jersey City, NJ	2.0	1.0	550	$2,200	$4.00	24d	1	0.86mi
366 Forrest St Jersey City, NJ	1.0	1.0	600	$2,100	$3.50	7d	1	0.91mi
111 Mallory Ave Jersey City, NJ	1.0	1.0	380	$1,750	$4.61	24d	1	0.97mi
132 Yale Ave Jersey City, NJ	3.0	1.0–3.0	938	$3,125	$3.33	2d	14	0.98mi
317 Union St Unit A1 Jersey City, NJ	1.0	1.0	600	$1,895	$3.16	4d	1	1.02mi
132 Mallory Ave Jersey City, NJ	1.0	1.0	600	$2,400	$4.00	3d	1	1.02mi
252 Clerk St Unit 1 Jersey City, NJ	2.0	1.0	700	$2,000	$2.86	5d	1	1.02mi
429 Bergen Ave Jersey City, NJ	1.0–2.0	1.0–2.0	916	$2,100	$2.29	22d	1	1.03mi
16 Bennett St Jersey City, NJ	1.0–3.0	1.0–2.0	1084	$2,200	$2.03	24d	2	1.07mi
36 Union St Unit G Jersey City, NJ	—	1.0	600	$1,546	$2.58	7d	1	1.10mi
608 Bramhall Ave Apt 1LL Jersey City, NJ	2.0	1.0	700	$1,800	$2.57	7d	1	1.11mi
294 Clerk St Unit 1 Jersey City, NJ	1.0	1.0	600	$2,150	$3.58	7d	1	1.11mi
12 Monticello Ave Unit 3 Jersey City, NJ	2.0	1.0	750	$2,150	$2.87	24d	1	1.14mi
810 Grand St Unit 3rd Jersey City, NJ	1.0	1.0	750	$1,750	$2.33	7d	1	1.20mi
262 Clendenny Ave #6 Jersey City, NJ	1.0	1.0	609	$1,550	$2.55	3d	1	1.23mi
668 Communipaw Ave Jersey City, NJ	1.0	1.0	709	$2,274	$3.21	24d	3	1.26mi
873 Communipaw Ave Jersey City, NJ	1.0–2.0	1.0–2.0	1001	$2,425	$2.42	4d	6	1.28mi
90 Harmon St Unit 4 Jersey City, NJ	1.0	1.0	677	$1,600	$2.36	7d	1	1.31mi
568 Communipaw Ave Unit 303 Jersey City, NJ	1.0	1.0	600	$2,000	$3.33	7d	1	1.32mi
190 Chapel Ave Jersey City, NJ	1.0–3.0	1.0–2.0	1065	$2,995	$2.81	2d	26	1.33mi
558 Communipaw Ave Jersey City, NJ	—	1.0	473	$2,150	$4.55	1d	1	1.33mi
41 Harmon St #4 Jersey City, NJ	2.0	1.0	750	$1,725	$2.30	2d	1	1.34mi
546 Bergen Ave Jersey City, NJ	1.0	1.0	750	$1,800	$2.40	7d	1	1.34mi

HOA detail condo

• Monthly dues: $223 · $2,676/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-04
   status Under Contract
2. 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: $24,962
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$2,676
• − Depreciation: −$5,091
• Taxable loss: −$101
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,556/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 718,323 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: 4975.0

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: 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%
• Common ancestry: Swedish 1% Hispanic 1% Romanian 1%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 58% English-only · Spanish 21% Tagalog/Filipino 7% 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: ▼ -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

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

2 events — show timeline

• 2026-05-04 Pending — HCMLS
• 2026-04-08 Listed $175,000 HCMLS