171 OLD BERGEN Rd #202 · Jersey City, NJ 07305

$195,000

2 bd · 1.0 ba · 998 sqft · Condo public records · 24 Days on market

Built 1900

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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).

• Cash flow +15.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to purchase a 2 bedroom, 1 bath condo near public transportation, easy access to the city. Hardwood floors, updated kitchen and bath.

Key facts

• Updated bath
• Updated kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• UPDATED BATH
• PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: No parking available
• Home design: Condominium unit (lot #38)
• Exterior features: Near train, bus, parks, and schools; Pets not allowed

Interior

• Kitchen: One kitchen
• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Gas heat
• Interior features: Gas oven/range; Building has a shared washer/dryer room; Lead paint disclosure provided
• Laundry & utility: Access to a common washer/dryer room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $68 ($815/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 at typical pace (median 25d 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 ($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 $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 24 days — a 2% lower offer ($192k) 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.
• Current owner paid $80k; list at $195k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 7.2

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-30,131
• Equity at exit: $29,075

10-year hold

• IRR: -10.4%
• Equity multiple: 0.41×
• Total profit: $-32,060
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$288 /mo · $3,456/yr
• Insurance: −$81
• HOA est. from 3 same-building comps: −$329
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $68

Break-even live

Break-even rent $2,178

Max offer price $195,000

Occupancy floor 92%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Greenville Ave Unit 2 Jersey City, NJ	3.0	1.0	1100	$2,500	$2.27	22d	1	0.11mi
144 Old Bergen Rd Unit B4 Jersey City, NJ	1.0	1.0	629	$1,600	$2.54	24d	1	0.13mi
29 Bartholdi Ave Jersey City, NJ	3.0	1.0	1000	$2,500	$2.50	24d	1	0.14mi
195 Winfield Ave Unit 1 Jersey City, NJ	3.0	1.0	950	$2,100	$2.21	24d	1	0.16mi
196 Danforth Ave Jersey City, NJ	3.0	1.0	850	$2,299	$2.70	24d	1	0.18mi
98 Old Bergen Rd Jersey City, NJ	2.0	1.0	800	$2,000	$2.50	24d	1	0.25mi
215 Seaview Ave Jersey City, NJ	3.0	1.0	1100	$2,400	$2.18	7d	1	0.26mi
93 Ocean Ave Unit 2 Jersey City, NJ	3.0	1.0	900	$2,100	$2.33	24d	1	0.28mi
283 Winfield Ave Unit 1 Jersey City, NJ	2.0	1.0	800	$1,950	$2.44	24d	1	0.30mi
40 Lembeck Ave Unit 202 Jersey City, NJ	2.0	1.0	750	$2,400	$3.20	7d	1	0.32mi
40 Lembeck Ave Jersey City, NJ	2.0	1.0	800	$2,400	$3.00	20d	1	0.32mi
40 Lembeck Ave Jersey City, NJ	3.0	2.0	1000	$2,900	$2.90	22d	1	0.32mi
1542 John F. Kennedy Blvd Unit 514 Jersey City, NJ	2.0	1.0	986	$2,250	$2.28	22d	1	0.32mi
224 Garfield Ave Unit 3D Jersey City, NJ	3.0	2.0	1031	$2,775	$2.69	24d	1	0.33mi
158 Greenville Ave Unit 1A Jersey City, NJ	2.0	1.0	700	$2,000	$2.86	24d	1	0.39mi
63 Wade St Jersey City, NJ	3.0	1.0	1000	$2,600	$2.60	24d	1	0.42mi
341 Lembeck Ave Unit 2 Jersey City, NJ	2.0	1.0	800	$1,850	$2.31	4d	1	0.43mi
300 Cator Ave Unit 2 Jersey City, NJ	2.0	1.0	1100	$2,200	$2.00	24d	1	0.43mi
80 McAdoo Ave Jersey City, NJ	1.0	1.0	1000	$1,750	$1.75	22d	1	0.45mi
50 Gates Ave Jersey City, NJ	3.0	1.0	1000	$2,400	$2.40	24d	1	0.46mi
53 Terhune Ave Unit 3 Jersey City, NJ	2.0	1.0	1000	$1,895	$1.90	24d	1	0.47mi
9 Exeter Rd Unit 1 Jersey City, NJ	2.0	1.0	881	$2,200	$2.50	17d	1	0.47mi
339 Danforth Ave Unit 1F Jersey City, NJ	1.0	1.0	600	$1,900	$3.17	24d	1	0.48mi
101 Stevens Ave Unit 1 Jersey City, NJ	3.0	1.0	900	$2,300	$2.56	12d	1	0.48mi
115 McAdoo Ave #1 Jersey City, NJ	3.0	1.5	1000	$2,500	$2.50	17d	1	0.50mi
115 McAdoo Ave Unit 2 Jersey City, NJ	3.0	1.5	1000	$2,500	$2.50	24d	1	0.50mi
15 Suburbia Dr Unit 2 Jersey City, NJ	3.0	1.0	950	$2,400	$2.53	14d	1	0.51mi
144 Stevens Ave Unit TOP FL Jersey City, NJ	3.0	1.0	1000	$2,250	$2.25	4d	1	0.53mi
181 Princeton Ave Jersey City, NJ	3.0	1.0	1000	$1,995	$2.00	24d	1	0.53mi
36 Crossgate Rd Unit 1 Jersey City, NJ	2.0	1.0	550	$2,200	$4.00	24d	1	0.54mi
30 Briarwood Rd Unit 2 Jersey City, NJ	2.0	1.0	950	$2,000	$2.11	24d	1	0.54mi
377 Danforth Ave Unit 4 Jersey City, NJ	1.0	1.0	525	$1,820	$3.47	7d	1	0.57mi
207 Armstrong Ave Jersey City, NJ	3.0	1.0	1000	$2,550	$2.55	22d	1	0.59mi
374 Cator Ave #2 Jersey City, NJ	2.0	1.0	950	$2,300	$2.42	11d	1	0.60mi
16 Bergen Ave Apt 4 Jersey City, NJ	2.0	1.0	900	$1,975	$2.19	24d	1	0.61mi
16 Bergen Ave Unit 11 Jersey City, NJ	2.0	1.0	900	$1,900	$2.11	24d	1	0.61mi
239 Fulton Ave Unit 1 Jersey City, NJ	2.0	1.0	850	$2,250	$2.65	24d	1	0.70mi
5 Van Houten Ave Unit 33 Jersey City, NJ	1.0	1.0	700	$1,895	$2.71	24d	1	0.82mi
499 Ocean Ave Unit 2 Jersey City, NJ	3.0	2.0	1000	$2,350	$2.35	20d	1	0.86mi
499 Ocean Ave Unit 1 Jersey City, NJ	3.0	2.0	1000	$2,400	$2.40	20d	1	0.86mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $195,000 Active 24 DOM
2. 2026-06-17
   days on market $195,000 Active 23 DOM
3. 2026-06-16
   days on market $195,000 Active 22 DOM
4. 2026-06-15
   days on market $195,000 Active 21 DOM
5. 2026-06-13
   days on market $195,000 Active 19 DOM
6. 2026-06-13
   days on market $195,000 Active 18 DOM
7. 2026-06-09
   days on market $195,000 Active 15 DOM
8. 2026-06-08
   days on market $195,000 Active 14 DOM
9. 2026-06-07
   days on market $195,000 Active 13 DOM
10. 2026-06-04
    days on market $195,000 Active 10 DOM
11. 2026-06-03
    days on market $195,000 Active 9 DOM
12. 2026-06-02
    days on market $195,000 Active 8 DOM
13. 2026-06-01
    days on market $195,000 Active 7 DOM
14. 2026-05-31
    days on market $195,000 Active 6 DOM
15. 2026-05-25
    listed $195,000 Active
16. 2024-12-05
    historical
17. 2024-06-27
    listed $295,000 Active
18. 2004-03-25
    soldstatus $80,500

ⓘ 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: $3,456 · $288/mo
• Projected year-2 tax: $4,156 · $346/mo
• Expected delta: +$700/yr (+$58/mo · 20.3%)

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

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: $27,171
• − Mortgage interest: −$10,923
• − Property taxes: −$3,456
• − Insurance: −$975
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$3,948
• − Depreciation: −$5,673
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,331/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: 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

+142.2% since first listed

4 events — show timeline

• 2026-05-25 Listed $195,000 HCMLS
• 2024-12-05 Listing Removed — HCMLS
• 2024-06-27 Listed $295,000 HCMLS
• 2004-03-25 Sold (Public Records) $80,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,456 · +4.6% YoY. Source: county tax records.