217 44TH St #5 · Union City, NJ 07087

$275,000

1 bd · 1.0 ba · 600 sqft · Condo · 14 Days on market

Good condition $401/mo HOA · 17% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0
• DSCR +1.2/10.0

Listing remarks

Beautiful and spacious one-bedroom corner unit located in the desirable area of Union City. Situated on the first level, this inviting home welcomes you with a foyer that opens into a bright living room flowing seamlessly into an eat-in kitchen. The unit features hardwood floors throughout, a stylish bathroom with pristine finishes and Kohler fixtures, and a generously sized bedroom filled with abundant natural sunlight. Conveniently located within walking distance to transportation, including the Hudson- Bergen Light Rail, NJ Transit bus service to NYC on Park Avenue, and the vibrant shops and restaurants along Park Avenue & Bergenline Avenue. Whether you are looking for an investmen

Key facts

• Foyer
• Bright living room
• Corner unit

Tags

• CORNER UNIT
• FIRST LEVEL
• FOYER
• BRIGHT LIVING ROOM
• EAT-IN KITCHEN
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Approximately 600 sq. ft.; Appliances and fixtures included; furniture and personal items excluded
• Financial info: Property taxes listed (2026): $2,917
• HOA & community: Monthly maintenance fee of $401; Maintenance covers heat, water, and hot water

Exterior

• Parking: No parking
• Security: Intercom
• Utilities: Hot water and water included in maintenance; Heat included in maintenance
• Home design: Condominium/unit (multi-unit building); Entry on level 1
• Construction: Brick construction
• Exterior features: Brick exterior; Near train, shopping, bus, parks, and schools; Pets allowed

Interior

• Kitchen: One kitchen (level 1); Includes refrigerator and gas oven/range
• Bedrooms: 1 bedroom on level 1
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heating
• Interior features: Intercom; Hardwood floors; Radiator heating; Refrigerator; Gas oven/range
• Laundry & utility: Building has a washer/dryer room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (12.4% below list).
• Recommended offer: $217k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 2.3% in Union 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 (#117 in NJ, #2,998 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: cost of living F.
• Union City School District (suburban): math 15% / reading 36% proficiency, ranked #399 of 472 in NJ (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 45% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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

• 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 $217,208 (21.0% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.89% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.55×
• Total profit: $119,611
• Equity at exit: $247,742

10-year hold

• IRR: 17.2%
• Equity multiple: 5.72×
• Total profit: $363,494
• Equity at exit: $534,265

Cash invested: $77,000 (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 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 226
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,408 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$401
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-399

Break-even live

Break-even rent $2,913

Max offer price $217,208

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-304	+0% $-399	+5% $-494	+10% $-589
Rent	-10% $-590	-5% $-494	+0% $-399	+5% $-304	+10% $-209
Rate	-1.0pp $-261	-0.5pp $-329	base $-399	+0.5pp $-471	+1.0pp $-543

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 41st St #1 Union City, NJ	2.0	1.0	553	$2,300	$4.16	18d	1	0.14mi
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	44d	1	0.27mi
4701 Park Ave Unit 2B Union City, NJ	1.0	1.0	600	$1,725	$2.88	25d	1	0.30mi
210 36th St Unit 3L Union City, NJ	1.0	1.0	750	$2,100	$2.80	7d	1	0.32mi
115 37th St Unit 102 Union City, NJ	1.0	1.0	600	$2,500	$4.17	5d	1	0.33mi
4901 Bergenline Ave West New York, NJ	1.0–2.0	1.0–2.0	930	$2,744	$2.95	3d	8	0.37mi
4914 Park Ave Unit 2F Weehawken, NJ	1.0	1.0	550	$1,990	$3.62	25d	1	0.45mi
29 51st St Unit D4 Weehawken Township, NJ	1.0	1.0	750	$2,350	$3.13	25d	1	0.51mi
1300 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	915	$4,320	$4.72	2d	17	0.53mi
5309 Hudson Ave West New York, NJ	2.0	1.0	750	$2,095	$2.79	3d	1	0.54mi
1100 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	924	$4,602	$4.98	1d	20	0.56mi
1500 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	886	$4,015	$4.53	2d	19	0.56mi
900 Ave At Port Imperial Blvd Weehawken, NJ	2.0	1.0–2.0	791	$4,715	$5.96	1d	26	0.57mi
318 54th St West New York, NJ	1.0	1.0	656	$2,225	$3.39	13d	2	0.57mi
318 54th St West New York, NJ	1.0	1.0	618	$2,225	$3.60	10d	2	0.57mi
318 54th St Unit 1H West New York, NJ	1.0	1.0	637	$2,250	$3.53	11d	1	0.58mi
5406 Bergenline Ave West New York, NJ	1.0	1.0	500	$1,800	$3.60	22d	1	0.59mi
231 32nd St Unit 412 Weehawken, NJ	1.0	1.0	683	$2,815	$4.12	7d	1	0.60mi
407 56th St Unit 308 West New York, NJ	1.0	1.5	700	$2,300	$3.29	25d	1	0.65mi
5414 Park Ave Unit 31 West New York, NJ	2.0	1.0	750	$2,395	$3.19	25d	1	0.66mi
25 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	904	$3,200	$3.54	3d	11	0.66mi
603 55th St Apt 302 West New York, NJ	1.0	1.0	643	$1,900	$2.95	21d	1	0.69mi
2709 Bergenline Ave Unit 3B Union City, NJ	1.0	1.0	700	$1,550	$2.21	22d	1	0.70mi
28 Ave At Port Imperial West New York, NJ	2.0	1.0–2.0	838	$4,775	$5.70	2d	48	0.72mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	22d	1	0.72mi
2705 Central Ave Unit 1 Union City, NJ	2.0	1.0	500	$2,300	$4.60	18d	1	0.73mi
221 Jane St #1 Weehawken, NJ	1.0	1.0	600	$2,100	$3.50	22d	1	0.74mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	2d	1	0.75mi
26 Ave At Port Imperial #242 West New York, NJ	1.0	1.0	740	$3,000	$4.05	25d	1	0.76mi
4828 Tonnelle Ave North Bergen, NJ	2.0	1.0–2.0	868	$2,702	$3.11	2d	25	0.76mi
5 Port Imperial Blvd Weehawken Township, NJ	1.0–2.0	1.0–2.0	809	$3,578	$4.42	2d	29	0.79mi
311 Park Ave Weehawken, NJ	1.0	1.0	400	$2,500	$6.25	25d	1	0.86mi
5907 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,500	$3.33	25d	1	0.87mi
5711 Washington St #404 West New York, NJ	1.0	1.0	700	$2,450	$3.50	25d	1	0.87mi
5665 John F. Kennedy Blvd North Bergen, NJ	2.0	1.0–2.0	1011	$2,792	$2.76	3d	1	0.87mi
55 Riverwalk Pl West New York, NJ	3.0	1.0–2.0	1007	$4,053	$4.02	2d	31	0.89mi
5711 John F. Kennedy Blvd Unit 234 North Bergen, NJ	1.0	1.0	736	$2,515	$3.42	25d	1	0.90mi
5711 John F. Kennedy Blvd Unit 304 North Bergen, NJ	1.0	1.0	736	$2,483	$3.37	25d	1	0.90mi
5711 John F. Kennedy Blvd Unit 534 North Bergen, NJ	1.0	1.0	736	$2,607	$3.54	25d	1	0.90mi
5711 John F. Kennedy Blvd #404 North Bergen, NJ	1.0	1.0	736	$2,510	$3.41	25d	1	0.90mi

HOA detail condo

• Monthly dues: $401 · $4,812/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $275,000 Active 14 DOM
2. 2026-06-17
   days on market $275,000 Active 13 DOM
3. 2026-06-16
   days on market $275,000 Active 12 DOM
4. 2026-06-15
   days on market $275,000 Active 11 DOM
5. 2026-06-13
   days on market $275,000 Active 9 DOM
6. 2026-06-13
   days on market $275,000 Active 8 DOM
7. 2026-06-09
   days on market $275,000 Active 5 DOM
8. 2026-06-08
   days on market $275,000 Active 4 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $275,000 Active 3 DOM

ⓘ 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 ≥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: $28,892
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − HOA: −$4,812
• − Depreciation: −$8,000
• Taxable loss: −$9,447
• Est. tax savings @ 24.0%: +$2,267
• After-tax cash flow: $-2,525/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 one-bedroom corner unit in Union City is in good condition with modern amenities and a desirable location. A fresh coat of paint and some minor updates could further enhance its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Rental Replace kitchen faucet — Modern faucet can improve functionality and appeal to renters
• Both Upgrade light fixtures — Newer, more energy-efficient fixtures can improve ambiance and reduce energy costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Rental Replace kitchen faucet — Modern faucet can improve functionality and appeal to renters ↑
• Both Upgrade light fixtures — Newer, more energy-efficient fixtures can improve ambiance and reduce energy costs ↑

ⓘ 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: Union City School District
• NCES district ID: 3416380
• Math proficiency: 15% ▼ -19.00%
• Reading proficiency: 36% ▼ -19.00%
• Median HH income: $41,210
• Composite: 21.55/100
• National rank: #8312
• State rank: #399 of 472 in NJ

Livability — Union City

• Score: 77/100
• State rank: #117
• US rank: #2998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, NJ
• County: Hudson County · 718,323 people
• City population: 66,463
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 66,463
• Household income: $64,310
• Rent vs Own: 80.9% rent · 19.1% own
• Severe rent burden: 6042.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 28% White 10% Asian 4% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 8% Cuban 9% Dominican 17%
• Foreign-born: 55% · Canada, Jamaica, China
• Languages at home: 18% English-only · Spanish 74% Other Indo-European 2% Arabic 1%

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: ▲ 52.10%
• Current HPI: 597.8126
• Rent YoY: ▲ 0.89%
• 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

+11124.5% since first listed

6 events — show timeline

• 2026-06-04 Listed $275,000 HCMLS
• 2026-04-21 Listing Removed — HCMLS
• 2026-04-02 Relisted — HCMLS
• 2026-03-15 Listed $249,999 HCMLS
• 2026-02-20 Rental Removed $2,450 HCMLS
• 2025-11-18 Listed for Rent $2,450 HCMLS