7100 BLVD E Unit 14 D · Guttenberg, NJ 07093

$169,000

1 bd · 1.0 ba · 781 sqft · Condo · 39 Days on market

↓ 5% since listing

---

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).

• 1% rule +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

luxury high-rise living in Guttenberg with breathtaking views of the Hudson River, the George Washington Bridge, and the New York City skyline. Bright apartment with natural light and offers a range of amenities including a heated outdoor pool, barbecue area, fitness center, and pet-friendly policies. 24-hour door man. This stunning high-rise combines urban luxury with effortless living. Enjoy proximity to parks, shopping, dining, and easy access to NYC via NJ Transit or ferry. Fulfill your dreams of urban living

Key facts

• Heated outdoor pool
• Community pool
• Listed 39 days

Tags

• HEATED OUTDOOR POOL
• PET-FRIENDLY POLICIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.1% 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.
• Guttenberg School District (suburban): math 10% / reading 28% proficiency, ranked #435 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.7%/yr); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $2,827/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 5546% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 39 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $163,930 (3.0% 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 39 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-38,379
• Equity at exit: $25,198

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-47,644
• Equity at exit: $14,612

Cash invested: $47,320 (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 07093

• Home prices YoY: -7.6%
• Rents YoY: 2.7%
• Active inventory: 259
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,827 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA est. from 3 same-building comps: −$1,238
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-172

Break-even live

Break-even rent $3,045

Max offer price $144,066

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7004 JFK Blvd E Unit 29D Guttenberg, NJ	1.0	1.5	1003	$3,300	$3.29	12d	1	0.06mi
7900 River Rd Unit 1012 2 Bedroom North Bergen, NJ	2.0	2.0	1125	$3,700	$3.29	24d	1	0.09mi
7900 River Rd Unit 912 2 Bedroom North Bergen, NJ	2.0	2.0	1125	$2,725	$2.42	24d	1	0.09mi
7602 River Rd Unit 1 Bdrm 900sf Guttenberg, NJ	1.0	1.0	900	$3,395	$3.77	24d	1	0.10mi
7602 River Rd Unit 00 Guttenberg, NJ	—	1.0	600	$2,995	$4.99	24d	1	0.10mi
7602 River Rd Unit 1 Guttenberg, NJ	1.0	1.0	900	$3,550	$3.94	24d	1	0.10mi
7602 River Rd Unit 302 Guttenberg, NJ	—	1.0	600	$3,100	$5.17	24d	1	0.10mi
7602 River Rd Unit 411 Guttenberg, NJ	1.0	1.0	900	$3,750	$4.17	24d	1	0.10mi
7602 River Rd Unit 311 Guttenberg, NJ	1.0	1.0	900	$3,450	$3.83	24d	1	0.10mi
7430 Boulevard E Unit 4A North Bergen, NJ	2.0	1.0	991	$3,500	$3.53	24d	1	0.11mi
7000 JFK Blvd E Unit 22A West New York, NJ	1.0	1.0	875	$3,000	$3.43	24d	1	0.11mi
7000 JFK Blvd E Unit 22C Guttenberg, NJ	1.0	1.5	932	$3,198	$3.43	13d	1	0.12mi
7000 JFK Blvd E Unit 22C Guttenberg, NJ	1.0	1.5	932	$3,198	$3.43	21d	1	0.12mi
7000 JFK Blvd E Unit 23F West New York, NJ	1.0	1.0	875	$2,850	$3.26	24d	1	0.12mi
7002 JFK Blvd E Unit 15B Guttenberg, NJ	1.0	1.5	932	$3,100	$3.33	24d	1	0.13mi
7002 JFK Blvd E Unit 14B Guttenberg, NJ	1.0	1.5	950	$3,150	$3.32	24d	1	0.13mi
7000 JFK Blvd E Unit 42H West New York, NJ	1.0	1.5	970	$2,950	$3.04	17d	1	0.13mi
7002 JFK Blvd E Apt 42I West New York, NJ	1.0	1.5	941	$3,000	$3.19	10d	1	0.13mi
7002 JFK Blvd E Apt 26A West New York, NJ	1.0	1.0	766	$2,650	$3.46	17d	1	0.13mi
62 69th St Guttenberg, NJ	1.0	1.0	829	$2,495	$3.01	17d	1	0.15mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	24d	1	0.16mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	13d	1	0.17mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	13d	1	0.17mi
7606 River Rd Unit 01 North Bergen, NJ	—	1.0	600	$3,130	$5.22	24d	1	0.21mi
7606 River Rd Unit 02 North Bergen, NJ	1.0	1.0	900	$3,490	$3.88	24d	1	0.21mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	7d	1	0.21mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	24d	1	0.24mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	24d	1	0.24mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	24d	1	0.25mi
134 71st St Unit GR Guttenberg, NJ	1.0	1.0	1000	$1,750	$1.75	24d	1	0.25mi
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	15d	1	0.27mi
6515 JFK Blvd E Unit 2J West New York, NJ	2.0	1.0	750	$2,300	$3.07	24d	1	0.28mi
148 70th St Unit 401 Guttenberg, NJ	2.0	2.0	1100	$3,250	$2.95	24d	1	0.29mi
148 70th St Unit 401 Guttenberg, NJ	2.0	2.0	1100	$3,250	$2.95	17d	1	0.29mi
7650 River Rd Unit 921 North Bergen, NJ	—	1.0	600	$2,850	$4.75	24d	1	0.29mi
7650 River Rd Unit 842 North Bergen, NJ	1.0	1.0	900	$3,395	$3.77	24d	1	0.29mi
7650 River Rd Unit 935 North Bergen, NJ	—	1.0	600	$2,800	$4.67	24d	1	0.29mi
7650 River Rd Unit 812 North Bergen, NJ	1.0	1.0	900	$3,350	$3.72	24d	1	0.29mi
148 70th St Unit 303 Guttenberg, NJ	1.0	1.0	753	$2,400	$3.19	17d	1	0.29mi
148 70th St Unit 303 Guttenberg, NJ	1.0	1.0	753	$2,400	$3.19	24d	1	0.29mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2025-03-03
   soldstatus $160,000 Closed 518-char remark

   Show marketing remark (518 chars)

   luxury high-rise living in Guttenberg with breathtaking views of the Hudson River, the George Washington Bridge, and the New York City skyline. Bright apartment with natural light and offers a range of amenities including a heated outdoor pool, barbecue area, fitness center, and pet-friendly policies. 24-hour door man. This stunning high-rise combines urban luxury with effortless living. Enjoy proximity to parks, shopping, dining, and easy access to NYC via NJ Transit or ferry. Fulfill your dreams of urban living

2. 2024-12-03
   status Under Contract
3. 2024-11-22
   historical Under Contract - Attorney Review 518-char remark

   Show marketing remark (518 chars)

   luxury high-rise living in Guttenberg with breathtaking views of the Hudson River, the George Washington Bridge, and the New York City skyline. Bright apartment with natural light and offers a range of amenities including a heated outdoor pool, barbecue area, fitness center, and pet-friendly policies. 24-hour door man. This stunning high-rise combines urban luxury with effortless living. Enjoy proximity to parks, shopping, dining, and easy access to NYC via NJ Transit or ferry. Fulfill your dreams of urban living

4. 2024-10-25
   listed $169,000 Active 518-char remark

   Show marketing remark (518 chars)

   luxury high-rise living in Guttenberg with breathtaking views of the Hudson River, the George Washington Bridge, and the New York City skyline. Bright apartment with natural light and offers a range of amenities including a heated outdoor pool, barbecue area, fitness center, and pet-friendly policies. 24-hour door man. This stunning high-rise combines urban luxury with effortless living. Enjoy proximity to parks, shopping, dining, and easy access to NYC via NJ Transit or ferry. Fulfill your dreams of urban living

5. 2024-10-25
   listed $169,000 Active

   Show marketing remark (518 chars)

   luxury high-rise living in Guttenberg with breathtaking views of the Hudson River, the George Washington Bridge, and the New York City skyline. Bright apartment with natural light and offers a range of amenities including a heated outdoor pool, barbecue area, fitness center, and pet-friendly policies. 24-hour door man. This stunning high-rise combines urban luxury with effortless living. Enjoy proximity to parks, shopping, dining, and easy access to NYC via NJ Transit or ferry. Fulfill your dreams of urban living

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,928
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,714
• − Management: −$2,714
• − HOA: −$14,856
• − Depreciation: −$4,916
• Taxable loss: −$4,119
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $-1,079/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: Guttenberg School District
• NCES district ID: 3406240
• Math proficiency: 10% ▼ -28.00%
• Reading proficiency: 28% ▼ -25.00%
• Median HH income: $53,491
• Composite: 17.35/100
• National rank: #9079
• State rank: #435 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

• Census place: Guttenberg, NJ
• County: Hudson County · 718,323 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 63,758
• Household income: $73,174
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 5546.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 27% White 15% Asian 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 12% Dominican 15%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 58% · Canada, Jamaica, China
• Languages at home: 22% English-only · Spanish 67% Other Indo-European 2% Chinese 2%

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: ▼ -29.80%
• Current HPI: 364.4128
• Rent YoY: ▲ 2.71%
• 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

-5.3% since first listed

5 events — show timeline

• 2025-03-03 Sold (MLS) $160,000 NJMLS
• 2024-12-03 Pending — HCMLS
• 2024-11-22 Contingent — NJMLS
• 2024-10-25 Listed $169,000 HCMLS
• 2024-10-25 Listed $169,000 NJMLS