1225 Kennedy Blvd Unit 10J · Bayonne, NJ 07002

$215,000

1 bd · 1.0 ba · 675 sqft · Townhouse · 128 Days on market

Built 1960 Good condition 2.03 ac lot $319/sqft · 14% below area Est $250k · 14% under ↓ 4% since listing

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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).

• ARV discount +13.8/15.0
• Cash flow +12.6/30.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Kennedy Towers -- Unit 10J, a beautifully refreshed and move-in ready residence offering comfort, convenience, and breathtaking New York City views from above. This sun-drenched unit features an open and airy layout with dramatic floor-to-ceiling wall mirrors that enhance both the space and natural light throughout the home. Welcome to Kennedy Towers -- Unit 10J, a beautifully refreshed and move-in ready residence offering comfort, convenience, and breathtaking New York City views from above. This sun-drenched unit features an open and airy layout with dramatic floor-to-ceiling wall mirrors that enhance both the space and natural light throughout the home.

Key facts

• Elevator access
• Parking
• Community pool

Tags

• FLOOR TO CEILING WALL MIRRORS
• OUTDOOR SWIMMING POOL
• ON SITE LAUNDRY FACILITIES
• ELEVATOR ACCESS
• 24 HOUR ON SITE SUPERINTENDENT
• AVAILABLE ON SITE STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (14.1% below list).
• Recommended offer: $185k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.4% in Bayonne — 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 75/100 on livability (#147 in NJ, #3,845 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A, employment A-; Watch: cost of living F.
• Bayonne School District (suburban): math 17% / reading 41% proficiency, ranked #354 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Woodrow Wilson Community School (math 12% / reading 46%, grade F, #766 of 1,303 statewide, top 59%, 727 students, 61% FRL); Bayonne High School (math 19% / reading 48%, grade F, #251 of 399 statewide, top 64%, 2,656 students, 57% FRL).
• Market conditions: Rents flat; 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 128 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,762 (14.1% 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 128 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $250,220
• List price: $215,000
• Delta: -14.08%
• 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
1225 KENNEDY Blvd Unit 14J	0.00mi	1/1.0	680 (+1%)	2mo	$230,000	$338	97
1225 KENNEDY Blvd Unit 12J	0.00mi	1/1.0	675 (0%)	9mo	$251,000	$372	92
1225 KENNEDY Blvd Unit 1K	0.00mi	1/1.0	680 (+1%)	9mo	$200,000	$294	91
1225 KENNEDY Blvd Unit 9G	0.00mi	1/1.0	700 (+4%)	4mo	$245,000	$350	91
1225 KENNEDY Blvd Unit 11G	0.00mi	1/1.0	700 (+4%)	9mo	$262,500	$375	86
1225 KENNEDY Blvd Unit 9D	0.00mi	1/1.0	725 (+7%)	3mo	$240,000	$331	85
1011 AVENUE C Unit B126	0.42mi	1/1.0	665 (-2%)	11mo	$230,000	$346	68
1011 AVENUE C #322	0.42mi	1/1.0	665 (-2%)	12mo	$239,000	$359	68
1011 AVENUE C #326	0.44mi	1/1.0	710 (+5%)	10mo	$260,000	$366	62
1001 AVENUE C Unit B3	0.47mi	1/1.0	720 (+7%)	7mo	$285,000	$396	61
144 OLD BERGEN Rd Unit D3 OR 403	0.70mi	1/1.0	648 (-4%)	3mo	$165,000	$255	58
67 W 48TH St #234	0.43mi	1/1.0	754 (+12%)	9mo	$209,000	$277	53

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-40,660
• Equity at exit: $32,057

10-year hold

• IRR: -18.4%
• Equity multiple: 0.11×
• Total profit: $-53,820
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 6 under contract
• Months of supply: 16.5 mo (6%/mo absorbed)
• Median asking: $249,000 ($352/sqft)
• Median days on market: 62 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +5.2% vs current asking $/sqft

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

ZIP-level market 07002

• Rents YoY: 0.7%
• Active inventory: 337
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-26

Break-even live

Break-even rent $1,881

Max offer price $211,209

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $48	+0% $-26	+5% $-100	+10% $-175
Rent	-10% $-172	-5% $-99	+0% $-26	+5% $47	+10% $120
Rate	-1.0pp $82	-0.5pp $28	base $-26	+0.5pp $-82	+1.0pp $-139

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 John F. Kennedy Blvd Bayonne, NJ	1.0	1.0	600	$1,695	$2.83	5d	1	0.07mi
1204 John F. Kennedy Blvd Bayonne, NJ	1.0	1.0	600	$1,695	$2.83	12d	1	0.07mi
1200 John F. Kennedy Blvd Bayonne, NJ	1.0	1.0	600	$1,695	$2.83	5d	1	0.08mi
265 Avenue B Unit B Bayonne, NJ	1.0	1.0	650	$1,550	$2.38	41d	1	0.17mi
196 W 52nd St Unit 2 Bayonne, NJ	1.0	1.0	750	$1,700	$2.27	29d	1	0.21mi
190 W 54th St Bayonne, NJ	3.0	1.0–2.0	1075	$2,707	$2.52	3d	11	0.21mi
1143 John F. Kennedy Blvd Bayonne, NJ	1.0–2.0	1.0	814	$1,955	$2.40	0d	8	0.27mi
33 W 56th St Unit 1 Bayonne, NJ	1.0	1.0	700	$1,575	$2.25	20d	1	0.31mi
1058 Avenue C Unit 5 Bayonne, NJ	1.0	1.0	500	$1,650	$3.30	120d	1	0.34mi
165 W 48th St Unit 1 Bayonne, NJ	1.0	1.0	600	$1,795	$2.99	120d	1	0.34mi
40 W 52nd St Unit 1F Bayonne, NJ	1.0	1.0	459	$1,650	$3.59	37d	1	0.34mi
179 W 48th St Apt 7 Bayonne, NJ	1.0	1.0	700	$1,850	$2.64	120d	1	0.35mi
130 W 47th St Unit 32 Bayonne, NJ	1.0	1.0	650	$1,725	$2.65	82d	1	0.42mi
83 W 47th St Apt 2 Bayonne, NJ	2.0	1.0	750	$2,000	$2.67	82d	1	0.43mi
42 W 47th St Unit 2R Bayonne, NJ	2.0	1.0	550	$1,975	$3.59	98d	1	0.51mi
998 Broadway Bayonne, NJ	—	1.0	600	$1,600	$2.67	33d	1	0.52mi
998 Broadway Bayonne, NJ	2.0	1.0	750	$1,950	$2.60	120d	1	0.52mi
998 Broadway #4 Bayonne, NJ	—	1.0	600	$1,650	$2.75	69d	1	0.52mi
998 Broadway #2 Bayonne, NJ	2.0	1.0	600	$1,900	$3.17	69d	1	0.52mi
992 Broadway Bayonne, NJ	—	1.0	400	$1,600	$4.00	120d	3	0.53mi
140 Avenue B Unit 204 Bayonne, NJ	1.0	1.0	680	$2,200	$3.24	101d	1	0.55mi
970 Broadway Apt 2F Bayonne, NJ	2.0	1.0	750	$2,200	$2.93	69d	1	0.58mi
957 Broadway Unit 1006 Bayonne, NJ	1.0	1.0	667	$2,500	$3.75	82d	1	0.59mi
36 Crossgate Rd Unit 1 Jersey City, NJ	2.0	1.0	550	$2,000	$3.64	83d	1	0.59mi
779 Avenue E Bayonne, NJ	1.0	1.0	600	$1,725	$2.88	54d	1	0.61mi
144 Old Bergen Rd Unit B4 Jersey City, NJ	1.0	1.0	629	$1,600	$2.54	120d	1	0.69mi
144 Old Bergen Rd Jersey City, NJ	1.0–2.0	1.0	714	$1,750	$2.45	10d	2	0.69mi
144 Old Bergen Rd Jersey City, NJ	1.0–2.0	1.0	714	$1,200	$1.68	3d	3	0.69mi
8 Bartholdi Ave Apt 2R Jersey City, NJ	1.0	1.0	474	$1,795	$3.79	6d	1	0.71mi
105 W 39th St Unit 3A Bayonne, NJ	1.0	1.0	700	$1,975	$2.82	20d	1	0.80mi
151 E Centre St Bayonne, NJ	3.0	1.0–2.0	1036	$2,962	$2.86	0d	25	0.80mi
225 Lembeck Ave Jersey City, NJ	1.0	1.0	600	$1,850	$3.08	54d	1	0.80mi
1677 Kennedy Blvd #13 Jersey City, NJ	1.0	1.0	600	$1,700	$2.83	0d	1	0.84mi
1677 Kennedy Blvd #13 Jersey City, NJ	1.0	1.0	600	$1,750	$2.92	38d	1	0.84mi
863 Avenue C Apt 5D Bayonne, NJ	1.0	1.0	670	$1,650	$2.46	95d	1	0.84mi
40 Lembeck Ave Unit 204 Jersey City, NJ	1.0	1.0	500	$2,100	$4.20	102d	1	0.85mi
40 Lembeck Ave Unit 202 Jersey City, NJ	2.0	1.0	750	$2,400	$3.20	102d	1	0.85mi
40 Lembeck Ave Unit 1BR Jersey City, NJ	1.0	1.0	650	$2,100	$3.23	89d	1	0.85mi
40 Lembeck Ave Jersey City, NJ	—	1.0	600	$2,400	$4.00	82d	1	0.85mi
54 Linden Ave Unit 402 Jersey City, NJ	1.0	1.0	700	$1,895	$2.71	89d	1	0.90mi

Property features AI

Finance

• HOA & community: Condo association with monthly feeMonthly association fee includes common area, heat, lawn maintenance, pool, snow removal and waterCommunity pool

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Condominium ownershipLiving area approximately 675
• Exterior features: Rubber roof

Interior

• Kitchen: MicrowaveStoveRefrigeratorGas cooking
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingCentral air conditioning
• Interior features: ScreensNo basement

Listing history 50 events

1. 2026-09-23
   days on market $215,000 Active 128 DOM
2. 2026-09-22
   days on market $215,000 Active 127 DOM
3. 2026-09-21
   days on market $215,000 Active 126 DOM
4. 2026-09-20
   days on market $215,000 Active 125 DOM
5. 2026-09-19
   days on market $215,000 Active 124 DOM
6. 2026-09-18
   days on market $215,000 Active 123 DOM
7. 2026-09-17
   days on market $215,000 Active 122 DOM
8. 2026-09-16
   days on market $215,000 Active 121 DOM
9. 2026-09-15
   days on market $215,000 Active 120 DOM
10. 2026-09-14
    days on market $215,000 Active 119 DOM
11. 2026-09-13
    days on market $215,000 Active 118 DOM
12. 2026-09-12
    days on market $215,000 Active 117 DOM
13. 2026-09-11
    days on market $215,000 Active 116 DOM
14. 2026-09-05
    days on market $215,000 Active 110 DOM
15. 2026-09-04
    days on market $215,000 Active 109 DOM
16. 2026-09-02
    days on market $215,000 Active 107 DOM
17. 2026-08-31
    days on market $215,000 Active 105 DOM
18. 2026-08-29
    days on market $215,000 Active 103 DOM
19. 2026-08-28
    days on market $215,000 Active 102 DOM
20. 2026-08-27
    days on market $215,000 Active 101 DOM
21. 2026-08-26
    days on market $215,000 Active 100 DOM
22. 2026-08-25
    days on market $215,000 Active 99 DOM
23. 2026-08-24
    days on market $215,000 Active 98 DOM
24. 2026-08-23
    days on market $215,000 Active 97 DOM
25. 2026-08-22
    days on market $215,000 Active 96 DOM
26. 2026-08-21
    days on market $215,000 Active 95 DOM
27. 2026-08-20
    days on market $215,000 Active 94 DOM
28. 2026-08-19
    days on market $215,000 Active 93 DOM
29. 2026-08-18
    days on market $215,000 Active 92 DOM
30. 2026-08-17
    days on market $215,000 Active 91 DOM
31. 2026-08-16
    days on market $215,000 Active 90 DOM
32. 2026-08-15
    days on market $215,000 Active 89 DOM
33. 2026-08-14
    days on market $215,000 Active 88 DOM
34. 2026-08-13
    days on market $215,000 Active 87 DOM
35. 2026-08-12
    days on market $215,000 Active 86 DOM
36. 2026-08-11
    days on market $215,000 Active 85 DOM
37. 2026-08-10
    days on market $215,000 Active 84 DOM
38. 2026-08-09
    days on market $215,000 Active 83 DOM
39. 2026-08-08
    days on market $215,000 Active 82 DOM
40. 2026-08-06
    days on market $215,000 Active 80 DOM
41. 2026-08-05
    days on market $215,000 Active 79 DOM
42. 2026-08-04
    days on market $215,000 Active 78 DOM
43. 2026-08-03
    days on market $215,000 Active 77 DOM
44. 2026-07-31
    days on market $215,000 Active 74 DOM
45. 2026-07-30
    days on market $215,000 Active 73 DOM
46. 2026-07-30
    days on market $215,000 Active 72 DOM
47. 2026-07-28
    days on market $215,000 Active 71 DOM
48. 2026-07-26
    days on market $215,000 Active 69 DOM
49. 2026-07-24
    days on market $215,000 Active 67 DOM
50. 2026-07-23
    days on market $215,000 Active 66 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,171
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$6,255
• Taxable loss: −$3,974
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $639/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 · 15 photos

Good 80/100 Cosmetic rehab Est. rehab $3,375–$10,125 screening

This move-in ready apartment in Kennedy Towers offers a good condition with minor repairs needed, making it an attractive investment with potential for value appreciation.

Repairs flagged

• Minor kitchen cabinets — Slight wear on cabinet doors and drawers.
• Minor bathroom fixtures — Some wear on bathtub and faucet handles.
• Minor HVAC filters — Filters appear dusty and need cleaning or replacement.

Value-add opportunities

• Resale Fresh paint — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale New kitchen cabinets — Modern cabinets can significantly increase the home's value. ↑
• Resale New bathroom fixtures — Upgraded fixtures can attract more buyers. ↑
• Rental HVAC system maintenance — A clean and efficient HVAC system ensures comfort and reduces utility costs. ↑

ⓘ 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 31/100

Zoned Schools

Elementary Woodrow Wilson Community School F NJ #766/1,303 Nat'l #27,846/41,679 High Bayonne High School F NJ #251/399 Nat'l #10,191/17,239

Schools (NCES district)

• District: Bayonne School District
• NCES district ID: 3401260
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $54,819
• Composite: 25.74/100
• National rank: #7376
• State rank: #354 of 472 in NJ

B Composite livability gradescore 75/100

Livability — Bayonne

• Score: 75/100
• State rank: #147
• US rank: #3845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayonne, NJ
• County: Hudson County · 771,834 people
• City population: 71,553
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 71,553
• Household income: $83,887
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Hispanic / Latino 31% Two or more races 18% Black 11% Asian 10%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Dominican 8%
• Common ancestry: Romanian 7% Subsaharan African 1% Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 20% Arabic 9% Other Indo-European 4%

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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: ▼ -451.20%
• Current HPI: 353.9657
• Rent YoY: ▲ 0.70%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• HOA & community: Condo association with monthly feeMonthly association fee includes common area, heat, lawn maintenance, pool, snow removal and waterCommunity pool

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Condominium ownershipLiving area approximately 675
• Exterior features: Rubber roof

Interior

• Kitchen: MicrowaveStoveRefrigeratorGas cooking
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingCentral air conditioning
• Interior features: ScreensNo basement

Price history

-4.4% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $215,000 MOMLS
• 2026-05-18 Listed $225,000 MOMLS