137 70th St · Guttenberg, NJ 07093

$1,695,000

None bd · None ba · — sqft · MultiFamily · 108 Days on market

Built 1900 ↓ 8% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

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

Well maintained 8 Family building Family owned since 2007 Quiet Building Close to all forms of transportation Plenty of shops with-in walking distance for tenants immediate needs Nice quiet Neighborhood Solid Investment Low turnover vacancy Call for additional Information City View Brokers 201-687-7711 Pedro Padron Broker

Key facts

• City view
• Plenty of shops
• Listed 107 days

Tags

• CLOSE TO TRANSPORTATION
• PLENTY OF SHOPS
• CITY VIEW

Property features AI

Exterior

• Home design: Residential income, mixed-use property
• Construction: Flat roof construction
• Exterior features: Flat roof

Interior

• Interior features: Mixed-use residential income property

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/1.5-bath units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $485/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.70M).
• Recommended offer: $1.54M (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 265 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 $19,148/mo this rent would consume 314% 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 $12k of loan paydown is wiped out by about $51k 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 108 days — a 9% lower offer ($1.54M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $1,542,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 71ST St	0.20mi	8/5.0	—	2mo	$1,375,000	—	76
143 64TH St	0.29mi	10/4.0	—	4mo	$960,000	—	70
6314 Broadway	0.29mi	10/4.0	—	4mo	$860,800	—	70
421 73RD St	0.34mi	6/2.0	—	2mo	$900,000	—	70
7722 BROADWAY	0.38mi	5/3.0	—	1mo	$1,260,000	—	69
6107A PALISADE Ave	0.49mi	5/3.0	—	1mo	$801,000	—	64
6107 Palisade Ave	0.50mi	5/3.0	—	1mo	$801,000	—	64
6034 Park Ave	0.50mi	—/—	—	2mo	$815,000	—	62
7405 2ND Ave	0.53mi	3/2.0	—	1mo	$675,000	—	62
7204 ADAMS St	0.57mi	5/2.0	—	0mo	$650,000	—	61
7517 1St Ave	0.53mi	—/—	—	3mo	$670,000	—	61
6910 JACKSON St	0.51mi	9/3.0	—	4mo	$772,000	—	60

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-33,065
• Equity at exit: $252,730

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $266,754
• Equity at exit: $146,553

Cash invested: $474,600 (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 07093

• Home prices YoY: -7.6%
• Rents YoY: 2.7%
• Active inventory: 265
• Price-to-rent: 59.0×

Monthly cashflow live

• Estimated rent: $19,148 high
• Mortgage (P&I): −$8,889
• Tax from tax record: −$1,651 /mo · $19,814/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,021
• Net cashflow: $3,881

Break-even live

Break-even rent $14,236

Max offer price $1,695,000

Occupancy floor 75%

Sensitivity live

Price	-10% $4,840	-5% $4,361	+0% $3,881	+5% $3,401	+10% $2,921
Rent	-10% $2,368	-5% $3,124	+0% $3,881	+5% $4,637	+10% $5,393
Rate	-1.0pp $4,734	-0.5pp $4,312	base $3,881	+0.5pp $3,442	+1.0pp $2,995

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	1.5	$19,152
Total (8 units)			$19,148

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	16d	1	0.01mi
148 70th St Unit 401 Guttenberg, NJ	2.0	2.0	1100	$3,250	$2.95	26d	1	0.04mi
148 70th St Unit 401 Guttenberg, NJ	2.0	2.0	1100	$3,250	$2.95	19d	1	0.04mi
148 70th St Unit 303 Guttenberg, NJ	1.0	1.0	753	$2,400	$3.19	19d	1	0.05mi
148 70th St Unit 303 Guttenberg, NJ	1.0	1.0	753	$2,400	$3.19	26d	1	0.05mi
140 71st St Guttenberg, NJ	1.0	1.0	—	$1,795	—	6d	1	0.08mi
140 71st St Unit 8 Guttenberg, NJ	3.0	2.0	1100	$2,750	$2.50	19d	1	0.08mi
140 71st St Unit 5 Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	8d	1	0.08mi
140 71st St Guttenberg, NJ	3.0	1.5	—	$2,750	—	8d	1	0.08mi
134 71st St Unit GR Guttenberg, NJ	1.0	1.0	1000	$1,750	$1.75	26d	1	0.09mi
212 70th St Unit 203 Guttenberg, NJ	1.0	1.0	—	$2,400	—	23d	1	0.09mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	26d	1	0.09mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	8d	1	0.10mi
7007 Park Ave Unit 2nd Floor Guttenberg, NJ	2.0	1.0	—	$2,100	—	14d	1	0.10mi
226 70th St #1 Guttenberg, NJ	1.0	1.0	—	$1,750	—	26d	1	0.12mi
78 69th St Unit 1A Guttenberg, NJ	1.0	1.0	—	$1,950	—	20d	1	0.13mi
78 69th St Unit 9A Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	6d	1	0.13mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	26d	1	0.13mi
110 67th St Unit 2nd floor West New York, NJ	3.0	1.5	—	$3,000	—	23d	1	0.13mi
230 68th St #3 Guttenberg, NJ	1.0	1.0	—	$1,850	—	26d	1	0.14mi
141 67th St Unit 1 West New York, NJ	2.0	1.0	—	$1,800	—	22d	1	0.14mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	26d	1	0.15mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	26d	1	0.15mi
70 69th St #4 Guttenberg, NJ	1.0	1.0	—	$2,250	—	26d	1	0.15mi
62 69th St Guttenberg, NJ	1.0	1.0	829	$2,495	$3.01	19d	1	0.15mi
80 71st St #2 Guttenberg, NJ	1.0	1.0	—	$2,200	—	26d	1	0.15mi
109 67th St Unit 13 West New York, NJ	1.0	1.0	—	$1,800	—	23d	1	0.15mi
109 67th St Apt B1 West New York, NJ	2.0	1.0	—	$1,800	—	26d	1	0.15mi
64 70th St #2 Guttenberg, NJ	3.0	2.0	1450	$2,900	$2.00	0d	1	0.17mi
67 71st St Unit 2 Guttenberg, NJ	3.0	2.0	—	$3,600	—	8d	1	0.17mi
124 73rd St Unit 3 North Bergen, NJ	2.0	1.0	—	$2,200	—	26d	1	0.18mi
310 70th St Guttenberg, NJ	1.0	1.0	600	$1,850	$3.08	26d	1	0.19mi
307 71st St Guttenberg, NJ	3.0	1.0	—	$3,200	—	26d	1	0.19mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	14d	1	0.19mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	14d	1	0.19mi
56 68th St #7 Guttenberg, NJ	1.0	1.0	—	$2,200	—	26d	1	0.19mi
6816 Bellevue Ave Unit 3A Guttenberg, NJ	3.0	1.0	—	$3,300	—	7d	1	0.21mi
320 67th St Unit 2 West New York, NJ	2.0	1.0	600	$2,400	$4.00	26d	1	0.22mi
6515 Hudson Ave Unit 3 West New York, NJ	2.0	1.0	1000	$2,800	$2.80	5d	1	0.23mi
332 70th St Unit 2 Guttenberg, NJ	2.0	1.0	—	$2,200	—	26d	1	0.24mi

Listing history 17 events

1. 2026-06-21
   days on market $1,695,000 Active 108 DOM
2. 2026-06-18
   days on market $1,695,000 Active 105 DOM
3. 2026-06-17
   days on market $1,695,000 Active 104 DOM
4. 2026-06-16
   days on market $1,695,000 Active 103 DOM
5. 2026-06-15
   days on market $1,695,000 Active 102 DOM
6. 2026-06-13
   days on market $1,695,000 Active 100 DOM
7. 2026-06-13
   days on market $1,695,000 Active 99 DOM
8. 2026-06-09
   days on market $1,695,000 Active 96 DOM
9. 2026-06-08
   days on market $1,695,000 Active 95 DOM
10. 2026-06-07
    days on market $1,695,000 Active 94 DOM
11. 2026-06-04
    days on market $1,695,000 Active 91 DOM
12. 2026-06-03
    days on market $1,695,000 Active 90 DOM
13. 2026-06-02
    days on market $1,695,000 Active 89 DOM
14. 2026-06-01
    days on market $1,695,000 Active 88 DOM
15. 2026-05-31
    days on market $1,695,000 Active 87 DOM
16. 2026-04-23
    price $1,695,000
17. 2026-03-05
    listed $1,850,000 Active

ⓘ 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: $19,814 · $1,651/mo
• Projected year-2 tax: $31,010 · $2,584/mo
• Expected delta: +$11,196/yr (+$933/mo · 56.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% 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: $229,776
• − Mortgage interest: −$94,946
• − Property taxes: −$19,814
• − Insurance: −$8,475
• − Repairs & maintenance: −$18,382
• − Management: −$18,382
• − Depreciation: −$49,309
• Taxable income: $20,468
• Est. tax owed @ 24.0%: −$4,912
• After-tax cash flow: $41,657/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

-8.4% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $1,695,000 NJMLS
• 2026-03-05 Listed $1,850,000 NJMLS

Property tax history

+0.9%/yr

Latest (2025): $19,814 · +1.3% YoY. Source: county tax records.