8811 BERGENLINE Ave #33 · Fairview, NJ 07047

$149,000

1 bd · 1.0 ba · 500 sqft · Condo · 170 Days on market

$578/mo HOA · 25% of rent

---

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 +21.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1BD apartment on the 3rd floor features Venetian stucco walls, spacious living/dining area, a sunny kitchen with plenty of cabinets. Low monthly fee includes Taxes, Maintenance, Heat, Cold & Hot Water. The well-maintained Elevator building offers laundry room, bike storage, parking (rotating additional fee) and outdoor seating area. A new roof was installed in 2021. This exceptional residence located directly across from gorgeous James J. Braddock County Park. close to stores, restaurants, parks, NJ highways and easy transportation to NYC.

Key facts

• Laundry room
• Plenty of cabinets
• Sunny kitchen

Tags

• VENETIAN STUCCO WALLS
• SPACIOUS LIVING DINING AREA
• SUNNY KITCHEN
• PLENTY OF CABINETS
• LAUNDRY ROOM
• BIKE STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.5% in Fairview — 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 74/100 on livability (#174 in NJ, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute C-, schools D-, cost of living F.
• North Bergen School District (suburban): math 12% / reading 37% proficiency, ranked #393 of 472 in NJ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 35% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $149k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.55% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.99% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,916
• Equity at exit: $22,216

10-year hold

• IRR: 9.7%
• Equity multiple: 1.86×
• Total profit: $35,682
• Equity at exit: $12,883

Cash invested: $41,720 (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 07047

• Home prices YoY: -31.5%
• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$578
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $222

Break-even live

Break-even rent $2,035

Max offer price $149,000

Occupancy floor 85%

Sensitivity live

Price	-10% $325	-5% $273	+0% $222	+5% $170	+10% $119
Rent	-10% $39	-5% $130	+0% $222	+5% $313	+10% $404
Rate	-1.0pp $297	-0.5pp $259	base $222	+0.5pp $183	+1.0pp $144

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8601 Bergenline Ave North Bergen, NJ	2.0	1.0–2.5	952	$3,482	$3.66	2d	27	0.06mi
8517 4th Ave Unit C4 North Bergen, NJ	1.0	1.0	750	$1,850	$2.47	25d	1	0.22mi
8404 4th Ave Unit 401 North Bergen, NJ	1.0	1.0	742	$2,600	$3.50	14d	1	0.24mi
42 Lincoln St Fairview, NJ	1.0	1.0	650	$1,650	$2.54	20d	1	0.35mi
9009 Durham Ave #2 North Bergen, NJ	1.0	1.0	600	$2,000	$3.33	13d	1	0.40mi
331 79th St #15 North Bergen, NJ	1.0	1.0	642	$1,850	$2.88	22d	1	0.48mi
311 79th St #9 North Bergen, NJ	1.0	1.0	600	$1,695	$2.83	14d	1	0.50mi
301 79th St Unit A9 North Bergen, NJ	1.0	1.0	618	$1,850	$2.99	25d	1	0.51mi
1510 85th St Unit 1314966P North Bergen, NJ	1.0	1.0	430	$2,988	$6.95	3d	1	0.51mi
8600 Boulevard E Unit 4G North Bergen, NJ	1.0	1.0	670	$2,100	$3.13	8d	1	0.51mi
8600 Boulevard E Unit 5F North Bergen, NJ	1.0	1.0	750	$2,500	$3.33	25d	1	0.51mi
7812 Hudson Ave Unit B1 North Bergen, NJ	2.0	1.0	750	$2,100	$2.80	14d	1	0.52mi
8550 Boulevard E Unit 1D North Bergen, NJ	1.0	1.0	650	$2,200	$3.38	25d	1	0.52mi
8450 Boulevard E Unit 3B North Bergen, NJ	1.0	1.0	745	$2,400	$3.22	25d	1	0.54mi
7628 Kennedy Blvd North Bergen, NJ	2.0	1.0	650	$2,150	$3.31	25d	1	0.56mi
8200 Boulevard East North Bergen, NJ	3.0	1.0–3.5	1486	$3,400	$2.29	3d	4	0.63mi
7409 2nd Ave #1 North Bergen, NJ	2.0	1.0	660	$2,400	$3.64	17d	1	0.64mi
2 Main St Unit D-503 Edgewater, NJ	—	1.0	600	$2,200	$3.67	25d	1	0.65mi
7111 Palisade Ave North Bergen, NJ	1.0	1.0	602	$1,850	$3.07	25d	2	0.79mi
7601 River Rd North Bergen, NJ	3.0	1.0–3.0	1150	$4,303	$3.74	4d	16	0.83mi
310 70th St Guttenberg, NJ	1.0	1.0	600	$1,850	$3.08	25d	1	0.87mi
401 70th St Unit 1R Guttenberg, NJ	1.0	1.0	525	$1,900	$3.62	5d	1	0.88mi
140 71st St Unit 5 Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	8d	1	0.90mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	8d	1	0.92mi
6810 Polk St West New York, NJ	1.0–2.0	1.0–2.0	962	$2,400	$2.49	22d	2	0.93mi
7606 River Rd Unit 01 North Bergen, NJ	—	1.0	600	$3,130	$5.22	25d	1	0.95mi
520 Cliff St Fairview, NJ	1.0–2.0	1.0–2.0	900	$2,400	$2.67	4d	1	0.95mi
7650 River Rd Unit 921 North Bergen, NJ	—	1.0	600	$2,850	$4.75	25d	1	0.95mi
7650 River Rd Unit 935 North Bergen, NJ	—	1.0	600	$2,800	$4.67	25d	1	0.95mi
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	16d	1	0.96mi
7012 Cottage Ave Unit 202 North Bergen, NJ	1.0	1.0	650	$2,000	$3.08	25d	1	0.97mi
440 Morningside Ave Fairview, NJ	1.0	1.0	650	$1,900	$2.92	25d	1	0.99mi
333 Bergen Blvd Fairview, NJ	1.0	1.0	723	$2,675	$3.70	8d	1	1.01mi
320 67th St Unit 2 West New York, NJ	2.0	1.0	600	$2,400	$4.00	25d	1	1.03mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	25d	1	1.04mi
78 69th St Unit 9A Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	6d	1	1.05mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	25d	1	1.06mi
371 Bergen Blvd Fairview, NJ	1.0–2.0	1.0	900	$2,100	$2.33	4d	5	1.10mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	25d	1	1.11mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	25d	1	1.11mi

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-31
   days on market $149,000 Active 170 DOM
2. 2026-03-01
   price $149,000 560-char remark

   Show marketing remark (560 chars)

   Charming 1BD apartment on the 3rd floor features Venetian stucco walls, spacious living/dining area, a sunny kitchen with plenty of cabinets. Low monthly fee includes Taxes, Maintenance, Heat, Cold & Hot Water. The well-maintained Elevator building offers laundry room, bike storage, parking (rotating additional fee) and outdoor seating area. A new roof was installed in 2021. This exceptional residence located directly across from gorgeous James J. Braddock County Park. close to stores, restaurants, parks, NJ highways and easy transportation to NYC.

3. 2025-12-12
   listed $165,000 Active 560-char remark

   Show marketing remark (560 chars)

   Charming 1BD apartment on the 3rd floor features Venetian stucco walls, spacious living/dining area, a sunny kitchen with plenty of cabinets. Low monthly fee includes Taxes, Maintenance, Heat, Cold & Hot Water. The well-maintained Elevator building offers laundry room, bike storage, parking (rotating additional fee) and outdoor seating area. A new roof was installed in 2021. This exceptional residence located directly across from gorgeous James J. Braddock County Park. close to stores, restaurants, parks, NJ highways and easy transportation to NYC.

4. 2019-04-09
   soldstatus $95,500 Sold 713-char remark

   Show marketing remark (713 chars)

   Nicely updated 3 room Coop in very clean/professionally managed building. Included in Maintenance:Real Estate Taxes, Heat, Hot Water, Cold Water, Sewer. Easy transportation to New York or Bergen County Malls. .. commute in minutes. Hardwood floors, porcelain kitchen floor tiles, ceramic tiled bathroom. Venetian Plastered Walls throughout done by European Artist. New Hotpoint 20 inch Gas Oven/Stove. Granite kitchen counter and backsplash. 166 acre Park across street w/ many tennis courts, basketball courts, baseball/softball/football & soccer fields, nature trails, duck ponds, kiddie playground and much more. Live here for much less than renting. Very stable property w/ all units occupied by owners.

5. 2019-01-28
   historical Under Contract 713-char remark

   Show marketing remark (713 chars)

   Nicely updated 3 room Coop in very clean/professionally managed building. Included in Maintenance:Real Estate Taxes, Heat, Hot Water, Cold Water, Sewer. Easy transportation to New York or Bergen County Malls. .. commute in minutes. Hardwood floors, porcelain kitchen floor tiles, ceramic tiled bathroom. Venetian Plastered Walls throughout done by European Artist. New Hotpoint 20 inch Gas Oven/Stove. Granite kitchen counter and backsplash. 166 acre Park across street w/ many tennis courts, basketball courts, baseball/softball/football & soccer fields, nature trails, duck ponds, kiddie playground and much more. Live here for much less than renting. Very stable property w/ all units occupied by owners.

6. 2018-11-08
   listed $99,900 Active 713-char remark

   Show marketing remark (713 chars)

   Nicely updated 3 room Coop in very clean/professionally managed building. Included in Maintenance:Real Estate Taxes, Heat, Hot Water, Cold Water, Sewer. Easy transportation to New York or Bergen County Malls. .. commute in minutes. Hardwood floors, porcelain kitchen floor tiles, ceramic tiled bathroom. Venetian Plastered Walls throughout done by European Artist. New Hotpoint 20 inch Gas Oven/Stove. Granite kitchen counter and backsplash. 166 acre Park across street w/ many tennis courts, basketball courts, baseball/softball/football & soccer fields, nature trails, duck ponds, kiddie playground and much more. Live here for much less than renting. Very stable property w/ all units occupied by owners.

7. 2018-07-24
   price $105,000
8. 2009-10-28
   soldstatus $50,000
9. 2009-09-15
   price $89,000
10. 2009-09-15
    historical
11. 2009-02-27
    listed $50,000

ⓘ 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: $27,786
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − HOA: −$6,936
• − Depreciation: −$4,335
• Taxable income: $743
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,480/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: North Bergen School District
• NCES district ID: 3411460
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $54,275
• Composite: 21.95/100
• National rank: #8221
• State rank: #393 of 472 in NJ

Livability — Fairview

• Score: 74/100
• State rank: #174
• US rank: #4548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hudson County · 718,323 people
• City population: 15,099
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 61,250
• Household income: $78,911
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 3908.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 26% White 20% Asian 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 12%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 50% · Canada, Jamaica, South Korea
• Languages at home: 27% English-only · Spanish 61% Other Indo-European 4% Arabic 3%

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: ▼ -192.36%
• Current HPI: 419.0283
• Rent YoY: ▲ 4.99%
• 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

+198.0% since first listed

10 events — show timeline

• 2026-03-01 Price Changed $149,000 HCMLS
• 2025-12-12 Listed $165,000 HCMLS
• 2019-04-09 Sold (MLS) $95,500 NJMLS
• 2019-01-28 Contingent — NJMLS
• 2018-11-08 Listed $99,900 NJMLS
• 2018-07-24 Price Changed $105,000 NJMLS
• 2009-10-28 Sold (MLS) $50,000 HCMLS
• 2009-09-15 Listing Removed — HCMLS
• 2009-09-15 Price Changed $89,000 HCMLS
• 2009-02-27 Listed $50,000 HCMLS