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263 10TH St Unit 4D
F Composite 34.19
Why this score? — see what drove the F 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).

  • ARV discount +12.3/15.0
  • Cash flow +4.7/30.0
  • Schools +4.0/10.0
  • Livability +3.9/5.0
  • Condition / age +3.8/5.0
  • Rent growth +3.4/5.0
  • 1% rule +2.3/10.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$499,263

263 10TH St Unit 4D · Jersey City, NJ 07302
2 bd · 1.0 ba · 724 sqft · Condo · 67 Days on market
Good condition $690/sqft · 11% below area Est $558k · 11% under $670/mo HOA · 18% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Sun-filled 2-bedroom, 1-bath corner condo in the heart of Downtown Jersey City’s coveted Hamilton Park neighborhood. This efficient floor plan offers high ceilings, hardwood floors, and an airy living room with oversized windows and a separate dining alcove—perfect for entertaining or work-at-home. The windowed kitchen offers great functionality and is ready for your personal touch. Both bedrooms are quietly tucked away, providing a peaceful retreat. Located in a well-maintained elevator building with on-site laundry, bike storage, intercom, and a shared backyard for grilling. Just steps from Hamilton Park and a few minutes to the PATH.

Key facts

  • Corner condo
  • Airy living room
  • High ceilings

Tags

CORNER CONDOHAMILTON PARK NEIGHBORHOODHIGH CEILINGSHARDWOOD FLOORSAIRY LIVING ROOMOVERSIZED WINDOWS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/1.0-bath condo listed at $499k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
  • To cash-flow at today's rent, offer at most $320k (35.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $365k (27.0% below list).
  • Recommended offer: $320k (35.9% below list) — sets the bar for cash-flow.
  • Cap rate 3.3% vs local median 2.1% 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.
  • Zoned schools: Rafael Cordero Y Molina (math 13% / reading 44%, grade F, #774 of 1,303 statewide, top 60%, 735 students, 39% FRL); Academy I (math 60% / reading 76%, grade A-, #14 of 431 statewide, top 3%, 403 students, 46% FRL); James J Ferris High School (math 8% / reading 36%, grade F, #346 of 399 statewide, top 88%, 1,348 students, 59% FRL) — zoned schools average 48% FRL vs 69% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
  • Zoned-school proficiency averages 40% at this address vs 27% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Jersey City Public Schools average implies; a family-tenant draw the district grade alone would hide.
  • Market conditions: Rents rising (+3.4%/yr); 505 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 67 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Climate carrying-cost: major 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 $319,888 (35.9% 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 67 days. Have you received any prior offers? Is the seller open to a 36% 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. 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. 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?
  8. 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?
  9. 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?
  10. 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.
  11. 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.
  12. 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
0.73%
Cap rate
3.31%
Cash-on-cash
-10.64%
DSCR
0.53
GRM
11.4

CMA / ARV

ARV (median comp)
$558,491
List price
$499,263
Delta
-10.60%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
205 10TH St Unit 3N 0.15mi 1/1.0 (-1) 858 (+18%) 0mo $675,000 $787 63
93 GARDEN St #4 0.89mi 1/1.0 (-1) 730 (+1%) 0mo $606,000 $830 58
450 1ST St #4 0.79mi 1/1.0 (-1) 735 (+2%) 0mo $585,000 $796 57
402 GRAND St #202 1.06mi 1/1.0 (-1) 753 (+4%) 0mo $455,000 $604 53
264 3RD St Unit 2R 0.37mi 1/1.0 (-1) 595 (-18%) 0mo $459,000 $771 52
205 PARK Ave #6 0.97mi 1/1.5 (-1) 770 (+6%) 0mo $655,000 $851 47
11 CUNEO Pl Unit 1A 0.67mi 1/1.0 (-1) 600 (-17%) 0mo $339,000 $565 38
122 MADISON St #3 0.81mi 1/1.0 (-1) 627 (-13%) 0mo $630,000 $1,005 38
207 OGDEN Ave Unit 1L 0.85mi 2/2.0 900 (+24%) 0mo $525,000 $583 36
258 BARROW St Unit 2C 0.79mi 1/1.0 (-1) 840 (+16%) 0mo $545,000 $649 35
88 MORGAN St #1008 0.79mi 1/1.0 (-1) 837 (+16%) 0mo $685,000 $818 35
99 HUDSON St #2901 1.06mi 1/1.0 (-1) 839 (+16%) 0mo $805,000 $959 35

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 · 3.42% rent growth · sell at horizon

5-year hold
IRR
-34.8%
Equity multiple
-0.13×
Total profit
$-157,840
Equity at exit
$74,442
10-year hold
IRR
-41.2%
Equity multiple
-0.65×
Total profit
$-230,808
Equity at exit
$43,167

Cash invested: $139,794 (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.

Active competition Active MLS

For sale now
10 active · 20 under contract
Median asking
$680,000 ($900/sqft)
Median days on market
60 d
This list price
30% of active listings are priced below it
ARV vs active asking
-14.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 07302

Home prices YoY
-25.1%
Rents YoY
3.4%
Active inventory
505
Price-to-rent
11.4×

Monthly cashflow live

Estimated rent
$3,646 high interval (Pro) →
Mortgage (P&I)
$2,618
Tax est. 1.5%
$624 /mo · $7,489/yr
Insurance
$208
HOA
$670
Vacancy / Maint / Mgmt
$766
Net cashflow
$-1,240

Break-even live

Break-even rent $5,216
Max offer price $319,888
Occupancy floor

Sensitivity live

Price -10% $-895 -5% $-1,067 +0% $-1,240 +5% $-1,412 +10% $-1,585
Rent -10% $-1,528 -5% $-1,384 +0% $-1,240 +5% $-1,096 +10% $-952
Rate -1.0pp $-988 -0.5pp $-1,113 base $-1,240 +0.5pp $-1,369 +1.0pp $-1,501

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
$124,816
Closing costs
$14,978
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
258 9th St Unit 2 Jersey City, NJ 1.0 1.0 600 $2,600 $4.33 24d 1 0.03mi
264 9th St Unit 4D Jersey City, NJ 1.0 1.0 740 $3,150 $4.26 3d 1 0.04mi
270 10th St Jersey City, NJ 3.0 1.0–2.0 895 $5,213 $5.82 3d 29 0.04mi
234 9th St Jersey City, NJ 1.0 1.0 579 $3,200 $5.53 32d 1 0.08mi
220 9th St Jersey City, NJ 2.0 1.0–2.0 834 $6,550 $7.85 12d 4 0.11mi
235 Pavonia Ave Jersey City, NJ 2.0 1.0–2.0 771 $6,450 $8.37 3d 4 0.13mi
210 9th St Jersey City, NJ 3.0 1.0–2.0 761 $5,217 $6.85 3d 2 0.15mi
253 8th St Apt 1 Jersey City, NJ 2.0 1.5 600 $2,900 $4.83 43d 1 0.15mi
227 8th St Unit 2 Jersey City, NJ 2.0 1.0 700 $3,000 $4.29 74d 1 0.19mi
319 8th St Unit 4R Jersey City, NJ 2.0 1.0 700 $2,300 $3.29 70d 1 0.20mi
319 8th St Unit 5R Jersey City, NJ 1.0 1.0 750 $2,600 $3.47 48d 1 0.20mi
319 8th St Unit 3R Jersey City, NJ 2.0 1.0 700 $2,300 $3.29 0d 1 0.20mi
319 8th St Unit 1R Jersey City, NJ 2.0 1.0 700 $2,300 $3.29 74d 1 0.20mi
634 Jersey Ave Unit 2 Jersey City, NJ 1.0 1.0 700 $3,150 $4.50 67d 1 0.22mi
344 8th St Unit 1 Jersey City, NJ 1.0 1.0 600 $2,400 $4.00 3d 1 0.24mi
350 8th St Unit 1L Jersey City, NJ 1.0 1.0 640 $3,000 $4.69 74d 1 0.25mi
216 6th St Unit 2 Jersey City, NJ 1.0 1.0 475 $2,800 $5.89 8d 1 0.26mi
466 Monmouth St Unit 2R Jersey City, NJ 1.0 1.0 500 $2,400 $4.80 48d 1 0.26mi
315 15th St Jersey City, NJ 3.0 1.0–3.0 1265 $6,472 $5.11 2d 9 0.27mi
314 6th St Unit B Jersey City, NJ 1.0 1.0 600 $2,700 $4.50 74d 1 0.27mi
325 15th St Jersey City, NJ 3.0 1.0–3.0 1139 $6,178 $5.42 0d 11 0.28mi
273 16th St Jersey City, NJ 3.0 1.0–3.0 1136 $7,559 $6.65 32d 1 0.28mi
273 16th St Jersey City, NJ 3.0 1.0–3.0 1142 $5,145 $4.51 0d 29 0.28mi
600 Grove St Unit 2 Jersey City, NJ 1.0 1.0 700 $1,550 $2.21 3d 1 0.30mi
347 7th St Unit 4 Jersey City, NJ 2.0 1.0 700 $2,875 $4.11 52d 1 0.31mi
205 Brunswick St #201 Jersey City, NJ 2.0 1.0 689 $3,150 $4.57 57d 1 0.32mi
591 Jersey Ave #3 Jersey City, NJ 1.0 1.0 718 $3,400 $4.74 21d 1 0.35mi
431 Monmouth St Jersey City, NJ 1.0 1.0 550 $2,000 $3.64 42d 1 0.36mi
227 4th St #201 Jersey City, NJ 1.0 1.0 700 $3,500 $5.00 37d 1 0.37mi
580 Jersey Ave Unit 3R Jersey City, NJ 2.0 1.0 707 $3,100 $4.38 18d 1 0.38mi
238 3rd St Unit 3 Jersey City, NJ 1.0 1.0 650 $2,700 $4.15 74d 1 0.38mi
343 4th St #5 Jersey City, NJ 1.0 1.0 651 $3,000 $4.61 57d 1 0.40mi
375 5th St Unit 402 Jersey City, NJ 2.0 1.0 651 $3,450 $5.30 71d 1 0.41mi
386 5th St Unit 402A Jersey City, NJ 1.0 1.0 728 $3,200 $4.40 74d 1 0.41mi
108 Palisade Ave Apt A2 Jersey City, NJ 1.0 1.0 715 $2,400 $3.36 13d 1 0.42mi
340 3rd St Jersey City, NJ 2.0 1.0 584 $3,575 $6.12 0d 5 0.43mi
80 Palisade Ave Unit 24 Jersey City, NJ 1.0 1.0 629 $1,936 $3.08 23d 1 0.43mi
298 Newark Ave Unit 1 Jersey City, NJ 2.0 1.0 750 $2,200 $2.93 42d 1 0.43mi
675 Monmouth St Jersey City, NJ 1.0–2.0 1.0–2.0 994 $4,595 $4.62 0d 27 0.44mi
289 2nd St Unit 3R Jersey City, NJ 1.0 1.0 624 $1,495 $2.40 27d 1 0.45mi

Property features AI

Finance

Other
Pets allowedLot number 2Lead paint form: Yes
HOA & community
Monthly maintenance fee of $670 (2026)Maintenance fee includes waterElevator access

Exterior

Parking
No parking
Utilities
Water included in monthly maintenance
Home design
Condominium (unit 4D)Located on level 1Brick exterior
Construction
Brick construction
Exterior features
Shared backyardNear PATH transit

Interior

Kitchen
1 kitchen (level 1)Includes refrigerator and gas oven/range
Bedrooms
2 bedrooms on level 1
Flooring
Hardwood
Bathrooms
1 full bathroom
Heating & cooling
Wall air conditioning
Interior features
Hardwood floorsRefrigeratorGas oven/rangeWall A/C
Laundry & utility
Washer/dryer room (shared)

HOA detail $670/mo · $8,040/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 25 events

  1. 2026-07-02
    days on market $499,263 Active 67 DOM
  2. 2026-07-01
    days on market $499,263 Active 66 DOM
  3. 2026-06-30
    days on market $499,263 Active 65 DOM
  4. 2026-06-29
    days on market $499,263 Active 64 DOM
  5. 2026-06-28
    days on market $499,263 Active 63 DOM
  6. 2026-06-27
    days on market $499,263 Active 62 DOM
  7. 2026-06-26
    days on market $499,263 Active 61 DOM
  8. 2026-06-24
    days on market $499,263 Active 59 DOM
  9. 2026-06-22
    days on market $499,263 Active 57 DOM
  10. 2026-06-21
    days on market $499,263 Active 56 DOM
  11. 2026-06-18
    days on market $499,263 Active 53 DOM
  12. 2026-06-17
    days on market $499,263 Active 52 DOM
  13. 2026-06-16
    days on market $499,263 Active 51 DOM
  14. 2026-06-15
    days on market $499,263 Active 50 DOM
  15. 2026-06-13
    days on market $499,263 Active 48 DOM
  16. 2026-06-13
    days on market $499,263 Active 47 DOM
  17. 2026-06-09
    days on market $499,263 Active 44 DOM
  18. 2026-06-08
    days on market $499,263 Active 43 DOM
  19. 2026-06-07
    days on market $499,263 Active 42 DOM
  20. 2026-06-04
    days on market $499,263 Active 39 DOM
  21. 2026-06-03
    days on market $499,263 Active 38 DOM
  22. 2026-06-02
    days on market $499,263 Active 37 DOM
  23. 2026-06-01
    days on market $499,263 Active 36 DOM
  24. 2026-05-31
    days on market $499,263 Active 35 DOM
  25. 2026-04-26
    listed $499,263 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 6/10 Major FEMA zone X (shaded) · 55% 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 · 7 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$43,757
− Mortgage interest
−$27,966
− Property taxes
−$7,489
− Insurance
−$2,496
− Repairs & maintenance
−$3,501
− Management
−$3,501
− HOA
−$8,040
− Depreciation
−$14,524
Taxable loss
−$23,760
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$5,702
After-tax cash flow
$-9,173/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 · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $3,620–$10,860 screening

This 2-bedroom, 1-bath corner condo in Jersey City's Hamilton Park neighborhood is in good condition with a good condition score of 75. It has a good exterior, hardwood floors, and good interior walls and paint. The kitchen and bathroom could benefit from a fresh coat of paint, and the window blinds could be replaced to improve curb appeal and rental value.

Repairs flagged

  • Minor Kitchen cabinets — Slight wear and tear, could benefit from a fresh coat of paint
  • Minor Bathroom fixtures — Some wear and tear, could benefit from a fresh coat of paint

Value-add opportunities

  • Resale Paint the kitchen cabinets and bathroom fixtures — Fresh paint can make a significant difference in the home's appearance and value
  • Rental Replace the window blinds — Fresh blinds can improve the home's curb appeal and rental value

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Rafael Cordero Y Molina F NJ #774/1,303 Nat'l #28,012/41,679 Middle Academy I A- NJ #14/431 Nat'l #970/14,009 High James J Ferris High School F NJ #346/399 Nat'l #13,673/17,239

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
B Composite livability gradescore 77/100

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 · 771,834 people
City population
294,078
Metro
New York-Newark-Jersey City, NY-NJ-PA
Population (ZIP)
56,220
Household income
$175,077
Rent vs Own
76.0% rent · 24.0% own
Severe rent burden
5% of renters

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 0.70)
Race & ethnicity
White 39% Asian 34% Hispanic / Latino 15% Two or more races 11% Black 7%
Hispanic origin (detail)
Mexican 1% Puerto Rican 5% Dominican 2%
Common ancestry
Romanian 4% Scotch-Irish 2% Lithuanian 2%
Foreign-born
40% · China, Canada, South Korea
Languages at home
55% English-only · Other Indo-European 14% Spanish 10% Chinese 9%

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

Price history

1 event — show timeline
  • 2026-04-26 Listed $499,263 HCMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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