85 JEFFERSON St #13 · Hoboken, NJ 07030

$620,000

2 bd · 1.0 ba · 672 sqft · MultiFamily · 18 Days on market

Good condition $540/mo HOA · 15% 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 +19.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +6.4/10.0
• DSCR +6.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This beautiful condo expands in an open and roomy concept with high ceilings and a spacious feel, and a private one-car garage is included! Hardwood floors throughout and an East/West sun exposure. Large, equally sized bedrooms on opposite sides allow for privacy. The bathroom has been completely remodeled, and the kitchen has newly updated appliances and a countertop. Easy access to the laundry room, storage area, and a huge shared backyard on the lower level. The building is situated on a quiet block, yet just around the corner from restaurants & night-life. Convenient for commuters with the first bus stop going into NYC around the corner (first seat opportunities). Straight-shot up

Key facts

• Huge shared backyard
• Quiet block
• $540 HOA

Tags

• PRIVATE ONE-CAR GARAGE
• COMPLETELY REMODELED BATHROOM
• NEWLY UPDATED APPLIANCES
• HUGE SHARED BACKYARD
• EASY ACCESS TO LAUNDRY ROOM
• QUIET BLOCK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $620k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $620k).
• Recommended offer: $611k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.5% in Hoboken — 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 (#42 in NJ, #1,064 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Hoboken Public School District (suburban): math 36% / reading 47% proficiency, ranked #168 of 472 in NJ (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.4%/yr); 325 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $7,040/mo this rent would consume 47% of the median local household income ($181k/yr) (locally 2533% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($4k loan paydown + $23k appreciation (3.6% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 4.4% rent growth), your $174k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($611k) 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.

Recommended offer $610,700 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.63% appreciation · 4.41% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.88×
• Total profit: $153,260
• Equity at exit: $301,195

10-year hold

• IRR: 16.9%
• Equity multiple: 3.71×
• Total profit: $470,652
• Equity at exit: $482,415

Cash invested: $173,600 (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 07030

• Home prices YoY: 1.3%
• Rents YoY: 4.4%
• Active inventory: 325
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $7,040 high
• Mortgage (P&I): −$3,251
• Tax est. 1.5%: −$775 /mo · $9,300/yr
• Insurance: −$258
• HOA: −$540
• Vacancy / Maint / Mgmt: −$1,478
• Net cashflow: $737

Break-even live

Break-even rent $6,107

Max offer price $620,000

Occupancy floor 85%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,040
Total (2 units)			$7,040

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: $155,000
• Closing costs: $18,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
367 1st St #2 Hoboken, NJ	1.0	1.0	650	$3,350	$5.15	3d	1	0.10mi
360 1st St #3 Hoboken, NJ	1.0	1.0	660	$3,350	$5.08	7d	1	0.11mi
360 1st St #3 Hoboken, NJ	1.0	1.0	660	$3,350	$5.08	21d	1	0.11mi
132 Adams St #2 Hoboken, NJ	1.0	1.0	533	$2,900	$5.44	1d	1	0.13mi
131 Madison St Unit 1L Hoboken, NJ	1.0	1.0	610	$2,750	$4.51	13d	1	0.14mi
606 1st St #8 Hoboken, NJ	1.0	1.0	630	$2,800	$4.44	24d	1	0.16mi
120 Monroe St Unit 3R Hoboken, NJ	1.0	1.0	573	$2,350	$4.10	7d	1	0.17mi
218 Madison St Unit 2FS Hoboken, NJ	1.0	1.0	738	$3,650	$4.95	20d	1	0.21mi
226 Jefferson St Unit 1N Hoboken, NJ	1.0	1.0	490	$2,500	$5.10	24d	1	0.21mi
224 Madison St Unit 1B Hoboken, NJ	2.0	1.0	590	$3,550	$6.02	14d	1	0.22mi
68 Park Ave #8 Hoboken, NJ	1.0	1.0	700	$3,300	$4.71	6d	1	0.22mi
300 Grand St Hoboken, NJ	1.0	1.0–1.5	625	$4,495	$7.19	18d	1	0.24mi
77 Park Ave Hoboken, NJ	3.0	1.0–2.0	1037	$5,614	$5.41	1d	11	0.26mi
318 Jefferson St Unit 3L Hoboken, NJ	1.0	1.0	600	$2,150	$3.58	21d	1	0.28mi
71 Garden St Unit 02 Hoboken, NJ	1.0	1.0	680	$3,400	$5.00	24d	1	0.29mi
51 Garden St Hoboken, NJ	1.0–2.0	1.0	724	$5,335	$7.36	1d	6	0.29mi
320 Madison St #5 Hoboken, NJ	2.0	1.0	550	$3,250	$5.91	24d	1	0.29mi
159 Newark St Unit 3D Hoboken, NJ	1.0	1.0	618	$3,550	$5.74	24d	1	0.30mi
407 4th St Unit 4L (7) Hoboken, NJ	1.0	1.0	700	$2,675	$3.82	24d	1	0.31mi
327 Jackson St Hoboken, NJ	1.0	1.0	600	$2,050	$3.42	19d	2	0.33mi
327 Jackson St Unit 13 Hoboken, NJ	1.0	1.0	650	$2,100	$3.23	14d	1	0.34mi
207 3rd St Unit 3 Hoboken, NJ	1.0	1.0	600	$2,360	$3.93	3d	1	0.34mi
111 Bloomfield St Unit 1 Hoboken, NJ	1.0	1.0	650	$3,395	$5.22	24d	1	0.34mi
421 Adams St Unit 2L Hoboken, NJ	1.0	1.0	560	$2,800	$5.00	24d	1	0.37mi
412 Monroe St #2 Hoboken, NJ	1.0	1.0	700	$3,700	$5.29	16d	1	0.38mi
3 New York Ave Jersey City, NJ	3.0	1.0–2.0	1155	$6,352	$5.50	2d	9	0.39mi
416 Monroe St Apt 1R Hoboken, NJ	1.0	1.0	725	$3,200	$4.41	3d	1	0.39mi
300 Washington St Unit 4B Hoboken, NJ	1.0	1.0	725	$3,900	$5.38	20d	1	0.42mi
509 Monroe St Unit 3L Hoboken, NJ	1.0	1.0	502	$2,550	$5.08	24d	1	0.43mi
509 Monroe St Unit 4R Hoboken, NJ	1.0	1.0	502	$2,550	$5.08	17d	1	0.43mi
509 Monroe St Unit 4R Hoboken, NJ	1.0	1.0	502	$2,600	$5.18	24d	1	0.43mi
41 1st St Unit 2G Hoboken, NJ	1.0	1.0	614	$3,199	$5.21	7d	1	0.44mi
519 Monroe St Unit 3B Hoboken, NJ	2.0	1.0	733	$4,200	$5.73	14d	1	0.45mi
116 Ogden Ave Unit 1A Jersey City, NJ	1.0	1.0	642	$2,600	$4.05	2d	1	0.46mi
326 Washington St Unit 4B Hoboken, NJ	1.0	1.0	750	$3,000	$4.00	24d	1	0.46mi
519 Willow Ave #3 Hoboken, NJ	2.0	1.0	684	$3,350	$4.90	20d	1	0.47mi
533 Monroe St Unit 4D Hoboken, NJ	1.0	1.0	620	$2,500	$4.03	24d	1	0.48mi
11 Cuneo Pl Unit 3B Jersey City, NJ	1.0	1.0	450	$2,000	$4.44	5d	1	0.50mi
273 16th St Jersey City, NJ	3.0	1.0–3.0	1136	$5,148	$4.53	1d	26	0.50mi
332 Hudson St Unit 3 Hoboken, NJ	1.0	1.0	750	$3,200	$4.27	17d	1	0.52mi

HOA detail

• Monthly dues: $540 · $6,480/yr

Listing history 4 events

1. 2026-05-04
   status Under Contract
2. 2026-04-16
   listed $620,000 Active
3. 2024-05-21
   historical $3,700
4. 2024-03-29
   listed $3,700

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

Taxation est. · year 1

• Rental income: $84,480
• − Mortgage interest: −$34,730
• − Property taxes: −$9,300
• − Insurance: −$3,100
• − Repairs & maintenance: −$6,758
• − Management: −$6,758
• − HOA: −$6,480
• − Depreciation: −$18,036
• Taxable loss: −$683
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $9,007/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 well-maintained, open-concept condo with hardwood floors and updated kitchen and bathroom is ready for a fresh coat of paint and some minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint interior walls — Neutral paint can be updated to enhance curb appeal and interior aesthetics
• Both Replace cushions on couch — Worn cushions can detract from the overall appearance and comfort
• Both Add throw pillows to bed — Fresh pillows can improve the look and comfort of the bedroom
• Resale Replace kitchen faucet — A new faucet can enhance the kitchen's appearance and functionality
• Resale Replace kitchen light fixture — A modern light fixture can improve the kitchen's ambiance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Neutral paint can be updated to enhance curb appeal and interior aesthetics ↑
• Both Replace cushions on couch — Worn cushions can detract from the overall appearance and comfort ↑
• Both Add throw pillows to bed — Fresh pillows can improve the look and comfort of the bedroom ↑
• Resale Replace kitchen faucet — A new faucet can enhance the kitchen's appearance and functionality ↑
• Resale Replace kitchen light fixture — A modern light fixture can improve the kitchen's ambiance and value ↑

ⓘ 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: Hoboken Public School District
• NCES district ID: 3407350
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $112,905
• Composite: 41.71/100
• National rank: #3407
• State rank: #168 of 472 in NJ

Livability — Hoboken

• Score: 82/100
• State rank: #42
• US rank: #1064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoboken, NJ
• County: Hudson County · 718,323 people
• City population: 58,668
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 58,668
• Household income: $180,579
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2533.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 14% Asian 13% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 10% Other Indo-European 5% Chinese 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: ▲ 3.63%
• Current HPI: 290.9806
• Rent YoY: ▲ 4.41%
• 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

+16656.8% since first listed

4 events — show timeline

• 2026-05-04 Pending — HCMLS
• 2026-04-16 Listed $620,000 HCMLS
• 2024-05-21 Rental Removed $3,700 HCMLS
• 2024-03-29 Listed for Rent $3,700 HCMLS