214 48TH St #9 · Union City, NJ 07087

$225,000

2 bd · 1.0 ba · 589 sqft · Condo public records · 300 Days on market

Built 1910 $382/sqft · 9% below area Est $248k · 9% under $225/mo HOA · 9% of rent

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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 +16.4/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• 1% rule +6.1/10.0
• DSCR +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

LOCATION, LOCATION, LOCATION!!! Why rent when you can own this WONDERFUL and affordable CONDO in desirable Union City? Nestled in the heart of Union City's main shopping district, and just steps away from restaurants, shops, schools, light-rail, and NYC transportation, this cozy move-in-ready 2-bedroom unit can be sold vacant or with long-term tenants in place. Unit is located on the 3rd floor, laundry on-site, street parking only. Don't hesitate!! Investors want it!!! Call and schedule your private showing TODAY! SOLD AS IS.

Key facts

• Nyc transportation
• Light-rail
• Schools

Tags

• MAIN SHOPPING DISTRICT
• RESTAURANTS
• SHOPS
• SCHOOLS
• LIGHT-RAIL
• NYC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 leasing fast (median 14d on market — plan ~1-2 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $44k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $225k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.11% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 7.5

CMA / ARV

• ARV (median comp): $248,405
• List price: $225,000
• Delta: -9.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 3.00×
• Total profit: $125,716
• Equity at exit: $202,698

10-year hold

• IRR: 21.6%
• Equity multiple: 6.63×
• Total profit: $354,570
• Equity at exit: $437,126

Cash invested: $63,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$347 /mo · $4,169/yr
• Insurance: −$94
• HOA: −$225
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $128

Break-even live

Break-even rent $2,337

Max offer price $225,000

Occupancy floor 90%

Sensitivity live

Price	-10% $255	-5% $192	+0% $128	+5% $64	+10% $1
Rent	-10% $-69	-5% $29	+0% $128	+5% $227	+10% $325
Rate	-1.0pp $241	-0.5pp $185	base $128	+0.5pp $70	+1.0pp $10

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: $56,250
• Closing costs: $6,750
• 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	44d	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	$4,257	$4.57	3d	8	0.22mi
4914 Park Ave Unit 2F Weehawken, NJ	1.0	1.0	550	$1,990	$3.62	25d	1	0.26mi
5309 Hudson Ave West New York, NJ	2.0	1.0	750	$2,095	$2.79	3d	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	618	$2,225	$3.60	11d	2	0.32mi
318 54th St West New York, NJ	1.0	1.0	656	$2,225	$3.39	13d	2	0.32mi
318 54th St Unit 1H West New York, NJ	1.0	1.0	637	$2,250	$3.53	11d	1	0.32mi
5406 Bergenline Ave West New York, NJ	1.0	1.0	500	$1,800	$3.60	22d	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	22d	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	3d	11	0.48mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	2d	1	0.49mi
603 55th St Apt 302 West New York, NJ	1.0	1.0	643	$1,900	$2.95	21d	1	0.52mi
900 Ave At Port Imperial Blvd Weehawken, NJ	2.0	1.0–2.0	791	$6,320	$7.98	2d	26	0.54mi
28 Ave At Port Imperial West New York, NJ	2.0	1.0–2.0	838	$6,350	$7.58	2d	48	0.55mi
1300 Avenue At Port Imperial Weehawken, NJ	2.0	1.0–2.0	915	$5,924	$6.47	2d	17	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	886	$5,304	$5.98	2d	19	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	$5,168	$5.13	2d	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	3d	6	0.70mi
5665 John F. Kennedy Blvd North Bergen, NJ	2.0	1.0–2.0	1011	$3,395	$3.36	3d	1	0.71mi
5817 Jefferson St #305 West New York, NJ	1.0	1.0	750	$2,250	$3.00	13d	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
4828 Tonnelle Ave North Bergen, NJ	2.0	1.0–2.0	868	$3,047	$3.51	2d	25	0.73mi
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	22d	1	0.74mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   statusdays on market $225,000 Active 300 DOM
2. 2026-06-17
   status $225,000 Back On Market 299 DOM
3. 2026-05-07
   price $225,000
4. 2026-04-08
   price $239,999
5. 2026-02-03
   price $259,000
6. 2026-02-02
   status Active
7. 2026-02-01
   historical
8. 2025-07-30
   listed $269,000 Active
9. 2015-02-13
   soldstatus $85,000
10. 2015-02-07
    price $85,000
11. 2015-02-05
    soldstatus $85,000 Sold
12. 2015-01-30
    status Contingent (Deposit Accepted by Owner)
13. 2014-12-04
    price $95,000
14. 2014-11-11
    listed $95,000 Active
15. 2014-06-26
    historical
16. 2013-06-25
    listed $80,000
17. 2013-03-17
    historical
18. 2012-03-16
    listed $98,000
19. 2012-03-04
    historical
20. 2011-03-07
    listed $80,000
21. 2004-05-28
    soldstatus $80,000
22. 1996-01-23
    soldstatus $11,000,000

ⓘ 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: $4,169 · $347/mo
• Projected year-2 tax: $4,886 · $407/mo
• Expected delta: +$717/yr (+$60/mo · 17.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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: $29,987
• − Mortgage interest: −$12,603
• − Property taxes: −$4,169
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − HOA: −$2,700
• − Depreciation: −$6,545
• Taxable loss: −$1,954
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $2,005/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
• 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

-98.0% since first listed

20 events — show timeline

• 2026-05-07 Price Changed $225,000 HCMLS
• 2026-04-08 Price Changed $239,999 HCMLS
• 2026-02-03 Price Changed $259,000 HCMLS
• 2026-02-02 Relisted — HCMLS
• 2026-02-01 Listing Removed — HCMLS
• 2025-07-30 Listed $269,000 HCMLS
• 2015-02-13 Sold (Public Records) $85,000 Public Records
• 2015-02-07 Price Changed $85,000 HCMLS
• 2015-02-05 Sold (MLS) $85,000 HCMLS
• 2015-01-30 Pending — HCMLS
• 2014-12-04 Price Changed $95,000 HCMLS
• 2014-11-11 Listed $95,000 HCMLS
• 2014-06-26 Listing Removed — HCMLS
• 2013-06-25 Listed $80,000 HCMLS
• 2013-03-17 Listing Removed — HCMLS
• 2012-03-16 Listed $98,000 HCMLS
• 2012-03-04 Listing Removed — HCMLS
• 2011-03-07 Listed $80,000 HCMLS
• 2004-05-28 Sold (Public Records) $80,000 Public Records
• 1996-01-23 Sold (Public Records) $11,000,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,169 · +5.4% YoY. Source: county tax records.