213 48TH St Unit B3 · Union City, NJ 07087-000

$236,000

2 bd · 1.0 ba · 513 sqft · Condo public records · 14 Days on market

Built 1910 $460/sqft · at area comps Est $247k · at est. $207/mo HOA · 8% of rent ↓ 6% 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 +15.6/30.0
• ARV discount +9.4/15.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to this beautiful designed 1 bedroom Condo in the Heart of Union City. A perfect home for commuters, first-time buyers, or investors! Enjoy unbeatable convenience with the light rail and direct bus service to New York City less than 2 blocks away. Surrounded by supermarkets, restaurants, cafes, and local shops, everything you need is just steps from your door. This thoughtfully designed condo features custom-made furniture with extra closet and storage space, plus a pull-down bed, providing a smart and comfortable solution for accommodating overnight guests without sacrificing living space.

Key facts

• Direct bus service
• Light rail
• Supermarkets

Tags

• LIGHT RAIL
• DIRECT BUS SERVICE
• SUPERMARKETS
• RESTAURANTS
• CAFES
• LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $236k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $236k).
• Cap rate 6.8% 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: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k 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.
• 2 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,000

Questions for the listing agent

1. Built in 1910 — 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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 7.8

CMA / ARV

• ARV (median comp): $246,621
• List price: $236,000
• Delta: -4.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.53×
• Total profit: $35,052
• Equity at exit: $106,116

10-year hold

• IRR: 11.7%
• Equity multiple: 2.76×
• Total profit: $116,080
• Equity at exit: $163,537

Cash invested: $66,080 (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 07087-000

• Active inventory: 1
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,517 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$345 /mo · $4,136/yr
• Insurance: −$98
• HOA: −$207
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $101

Break-even live

Break-even rent $2,389

Max offer price $236,000

Occupancy floor 91%

Sensitivity live

Price	-10% $234	-5% $168	+0% $101	+5% $34	+10% $-33
Rent	-10% $-98	-5% $1	+0% $101	+5% $200	+10% $300
Rate	-1.0pp $220	-0.5pp $161	base $101	+0.5pp $40	+1.0pp $-22

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 48th St Unit 4A Union City, NJ	1.0	1.0	360	$1,825	$5.07	45d	1	0.01mi
4701 Park Ave Unit 2B Union City, NJ	1.0	1.0	600	$1,725	$2.88	25d	1	0.15mi
4901 Bergenline Ave West New York, NJ	1.0–2.0	1.0–2.0	930	$4,445	$4.78	0d	8	0.22mi
4914 Park Ave Unit 2F Weehawken, NJ	1.0	1.0	550	$1,990	$3.62	25d	1	0.26mi
508 51st St West New York, NJ	1.0–2.0	1.0–2.0	910	$3,784	$4.16	0d	10	0.28mi
5309 Hudson Ave West New York, NJ	2.0	1.0	750	$2,095	$2.79	4d	1	0.28mi
29 51st St Unit D4 Weehawken Township, NJ	1.0	1.0	750	$2,350	$3.13	25d	1	0.30mi
318 54th St West New York, NJ	1.0	1.0	656	$2,225	$3.39	14d	2	0.32mi
318 54th St West New York, NJ	1.0	1.0	618	$2,225	$3.60	11d	2	0.32mi
318 54th St Unit 1H West New York, NJ	1.0	1.0	637	$2,250	$3.53	12d	1	0.32mi
5406 Bergenline Ave West New York, NJ	1.0	1.0	500	$1,800	$3.60	23d	1	0.36mi
121 41st St #1 Union City, NJ	2.0	1.0	553	$2,300	$4.16	18d	1	0.37mi
407 56th St Unit 308 West New York, NJ	1.0	1.5	700	$2,300	$3.29	25d	1	0.40mi
5414 Park Ave Unit 31 West New York, NJ	2.0	1.0	750	$2,395	$3.19	25d	1	0.41mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	23d	1	0.47mi
25 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	904	$4,049	$4.48	0d	13	0.48mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	3d	1	0.49mi
603 55th St Apt 302 West New York, NJ	1.0	1.0	643	$1,900	$2.95	22d	1	0.52mi
900 Ave At Port Imperial Blvd Weehawken, NJ	2.0	1.0–2.0	791	$6,320	$7.98	0d	25	0.54mi
28 Ave At Port Imperial West New York, NJ	2.0	1.0–2.0	838	$6,350	$7.58	0d	45	0.55mi
1300 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	968	$5,012	$5.17	0d	18	0.56mi
1100 Avenue At Port Imperial Weehawken, NJ	3.0	1.0–2.0	924	$6,058	$6.55	2d	20	0.56mi
26 Ave At Port Imperial #242 West New York, NJ	1.0	1.0	740	$3,000	$4.05	25d	1	0.56mi
115 37th St Unit 102 Union City, NJ	1.0	1.0	600	$2,500	$4.17	6d	1	0.57mi
210 36th St Unit 3L Union City, NJ	1.0	1.0	750	$2,100	$2.80	8d	1	0.58mi
1500 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	914	$5,388	$5.89	0d	20	0.61mi
5907 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,500	$3.33	25d	1	0.62mi
55 Riverwalk Pl West New York, NJ	3.0	1.0–2.0	1007	$5,151	$5.11	0d	31	0.66mi
5711 Washington St #404 West New York, NJ	1.0	1.0	700	$2,450	$3.50	25d	1	0.69mi
407 61st St Unit 4 West New York, NJ	2.0	1.0	750	$2,100	$2.80	3d	1	0.70mi
6035 Park Ave West New York, NJ	1.0–2.0	1.0	869	$2,925	$3.37	4d	6	0.70mi
5665 John F. Kennedy Blvd North Bergen, NJ	2.0	1.0–2.0	1011	$3,395	$3.36	0d	1	0.71mi
5817 Jefferson St #305 West New York, NJ	1.0	1.0	750	$2,250	$3.00	14d	1	0.71mi
5817 Jefferson St Unit 205 West New York, NJ	1.0	1.0	750	$2,250	$3.00	25d	1	0.71mi
17 Avenue at Port Imperial Unit 911 West New York, NJ	1.0	1.0	709	$3,947	$5.57	25d	1	0.72mi
17 Avenue at Port Imperial Unit 843 West New York, NJ	1.0	1.0	709	$3,892	$5.49	25d	1	0.72mi
304 61st St Unit 2C West New York, NJ	1.0	1.0	684	$2,600	$3.80	25d	1	0.72mi
6109 Monroe Pl Unit 3A West New York, NJ	1.0	1.0	600	$1,800	$3.00	8d	1	0.73mi
6114 Palisade Ave Unit 204 West New York, NJ	1.0	1.0	750	$1,995	$2.66	25d	1	0.74mi
6114 Palisade Ave Unit 204 West New York, NJ	1.0	1.0	750	$1,995	$2.66	23d	1	0.74mi

HOA detail condo

• Monthly dues: $207 · $2,484/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-11
   listed $236,000 Active 605-char remark

   Show marketing remark (605 chars)

   Welcome to this beautiful designed 1 bedroom Condo in the Heart of Union City. A perfect home for commuters, first-time buyers, or investors! Enjoy unbeatable convenience with the light rail and direct bus service to New York City less than 2 blocks away. Surrounded by supermarkets, restaurants, cafes, and local shops, everything you need is just steps from your door. This thoughtfully designed condo features custom-made furniture with extra closet and storage space, plus a pull-down bed, providing a smart and comfortable solution for accommodating overnight guests without sacrificing living space.

2. 2026-05-07
   historical
3. 2026-04-20
   listed $250,000 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: $4,136 · $345/mo
• Projected year-2 tax: $5,006 · $417/mo
• Expected delta: +$870/yr (+$73/mo · 21.0%)

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

Taxation est. · year 1

• Rental income: $30,205
• − Mortgage interest: −$13,220
• − Property taxes: −$4,136
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − HOA: −$2,484
• − Depreciation: −$6,865
• Taxable loss: −$2,513
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $1,814/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: 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-5.6% since first listed

3 events — show timeline

• 2026-05-11 Listed $236,000 HCMLS
• 2026-05-07 Listing Removed — HCMLS
• 2026-04-20 Listed $250,000 HCMLS

Property tax history

-0.7%/yr

Latest (2021): $4,136 · +1.2% YoY. Source: county tax records.