61 65TH St #10 · West New York, NJ 07093

$215,000

2 bd · 1.0 ba · 651 sqft · Condo · 7 Days on market

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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).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Stop looking, I found your next home. Why pay Manhattan prices when you can enjoy breathtaking New York City skyline views from the comfort of your own home? This bright and inviting 2 bedroom condo features an updated kitchen, abundant natural light, and a location that puts shopping, dining, and transportation to NYC just moments away. The HOA was recently reduced by approximately 30%, adding even more value to this incredible opportunity. The hoa is planning another 30% decrease to start 2027. Whether you're a first-time buyer, investor, or commuter, this is your chance to own along New Jersey's Gold Coast. The view, and commute to NYC alone is worth the visit. (note some photos have be

Key facts

• Updated kitchen
• Listed 6 days

Tags

• NEW YORK CITY SKYLINE VIEWS
• UPDATED KITCHEN
• ABUNDANT NATURAL LIGHT

Property features AI

Exterior

• Parking: No parking
• Home design: Unit located on level 1
• Construction: Block construction; Lead paint form on file
• Exterior features: Block exterior

Interior

• Kitchen: One kitchen (level 1) with microwave, refrigerator, and gas oven/range
• Bedrooms: 2 bedrooms (all on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating with radiators; Window air conditioning
• Interior features: Microwave, Refrigerator, Gas oven/range; Window A/C; Gas heating; Radiator heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-6 ($-74/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 6.3% vs local median 1.5% in West New York — 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 (#119 in NJ, #3,034 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: schools D+, cost of living F.
• West New York Board Of Education (suburban): math 10% / reading 34% proficiency, ranked #420 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.7%/yr); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% of the median local income ($73k/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago 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.
• Current owner paid $22k; list at $215k implies a 877% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $215,000

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. 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?
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 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: 1.16% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-35,617
• Equity at exit: $32,057

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-33,103
• 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 →

ZIP-level market 07093

• Home prices YoY: -7.6%
• Rents YoY: 2.7%
• Active inventory: 259
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$90
• HOA est. from 1 same-building comp: −$548
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-6

Break-even live

Break-even rent $2,500

Max offer price $213,915

Occupancy floor 95%

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 64th St #5 West New York, NJ	1.0	1.0	600	$2,150	$3.58	7d	1	0.03mi
61 65th St West New York, NJ	1.0–2.0	1.0	840	$2,100	$2.50	2d	2	0.03mi
14 65th St #12 West New York, NJ	2.0	1.0	600	$2,350	$3.92	7d	1	0.13mi
6305 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,725	$3.63	7d	2	0.15mi
6515 JFK Blvd E Unit 2J West New York, NJ	2.0	1.0	750	$2,300	$3.07	24d	1	0.16mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	24d	1	0.16mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	24d	1	0.16mi
220 64th St Unit 10 West New York, NJ	1.0	1.0	550	$1,650	$3.00	24d	1	0.18mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	24d	1	0.20mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	13d	1	0.20mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	13d	1	0.20mi
6035 Park Ave West New York, NJ	1.0–2.0	1.0	869	$2,925	$3.37	3d	6	0.22mi
78 69th St Unit 9A Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	5d	1	0.24mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	24d	1	0.25mi
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	15d	1	0.29mi
304 61st St Unit 2C West New York, NJ	1.0	1.0	684	$2,600	$3.80	24d	1	0.30mi
320 67th St Unit 2 West New York, NJ	2.0	1.0	600	$2,400	$4.00	24d	1	0.32mi
5907 Kennedy Blvd E West New York, NJ	2.0	1.0	750	$2,500	$3.33	24d	1	0.32mi
6109 Monroe Pl Unit 3A West New York, NJ	1.0	1.0	600	$1,800	$3.00	7d	1	0.33mi
6114 Palisade Ave Unit 204 West New York, NJ	1.0	1.0	750	$1,995	$2.66	24d	1	0.35mi
6114 Palisade Ave Unit 204 West New York, NJ	1.0	1.0	750	$1,995	$2.66	22d	1	0.35mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	7d	1	0.35mi
140 71st St Unit 5 Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	7d	1	0.36mi
11 Ave At Port Imperial West New York, NJ	3.0	1.0–2.0	1047	$5,372	$5.13	1d	12	0.36mi
4 Ave at Port Imperial West New York, NJ	1.0–3.0	1.0–2.0	1110	$4,126	$3.71	2d	16	0.38mi
9 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	794	$7,500	$9.45	7d	4	0.39mi
17 Ave At Port Imperial West New York, NJ	2.0	1.0–2.0	833	$5,116	$6.14	1d	22	0.39mi
407 61st St Unit 4 West New York, NJ	2.0	1.0	750	$2,100	$2.80	2d	1	0.39mi
17 Avenue at Port Imperial Unit 911 West New York, NJ	1.0	1.0	709	$3,947	$5.57	24d	1	0.41mi
17 Avenue at Port Imperial Unit 843 West New York, NJ	1.0	1.0	709	$3,892	$5.49	24d	1	0.41mi
310 70th St Guttenberg, NJ	1.0	1.0	600	$1,850	$3.08	24d	1	0.41mi
55 Riverwalk Pl West New York, NJ	3.0	1.0–2.0	1007	$5,168	$5.13	2d	31	0.42mi
117 57th St #2 West New York, NJ	2.0	1.0	600	$2,100	$3.50	22d	1	0.45mi
401 70th St Unit 1R Guttenberg, NJ	1.0	1.0	525	$1,900	$3.62	4d	1	0.46mi
303 58th St Unit 14 West New York, NJ	1.0	1.0	650	$1,695	$2.61	2d	1	0.47mi
7111 Palisade Ave North Bergen, NJ	1.0	1.0	602	$1,850	$3.07	24d	2	0.52mi
5414 Park Ave Unit 31 West New York, NJ	2.0	1.0	750	$2,395	$3.19	24d	1	0.54mi
6810 Polk St West New York, NJ	1.0–2.0	1.0–2.0	962	$3,850	$4.00	22d	2	0.59mi
407 56th St Unit 308 West New York, NJ	1.0	1.5	700	$2,300	$3.29	24d	1	0.61mi
26 Ave At Port Imperial #242 West New York, NJ	1.0	1.0	740	$3,000	$4.05	24d	1	0.61mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-17
   days on market $215,000 Active 7 DOM
2. 2026-06-16
   days on market $215,000 Active 6 DOM
3. 2026-06-15
   days on market $215,000 Active 5 DOM
4. 2026-06-13
   days on market $215,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $215,000 Active 2 DOM

ⓘ 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: $2,516 · $210/mo
• Projected year-2 tax: $3,935 · $328/mo
• Expected delta: +$1,419/yr (+$118/mo · 56.4%)

ⓘ 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 ≥99°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: $29,903
• − Mortgage interest: −$12,043
• − Property taxes: −$2,516
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − HOA: −$6,576
• − Depreciation: −$6,255
• Taxable loss: −$3,347
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $729/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: West New York Board Of Education
• NCES district ID: 3417580
• Math proficiency: 10% ▼ -19.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $46,745
• Composite: 19.16/100
• National rank: #8824
• State rank: #420 of 472 in NJ

Livability — West New York

• Score: 77/100
• State rank: #119
• US rank: #3034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West New York, NJ
• County: Hudson County · 718,323 people
• City population: 63,758
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 63,758
• Household income: $73,174
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 5546.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 27% White 15% Asian 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 12% Dominican 15%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 58% · Canada, Jamaica, China
• Languages at home: 22% English-only · Spanish 67% Other Indo-European 2% Chinese 2%

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: ▼ -29.80%
• Current HPI: 364.4128
• Rent YoY: ▲ 2.71%
• 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

+877.3% since first listed

11 events — show timeline

• 2026-06-10 Listed $215,000 HCMLS
• 2026-03-20 Listing Removed — HCMLS
• 2025-10-29 Listed $215,000 HCMLS
• 2025-10-27 Listing Removed — HCMLS
• 2025-06-24 Listed $215,000 HCMLS
• 2025-06-13 Listing Removed — HCMLS
• 2025-03-29 Price Changed $215,000 HCMLS
• 2025-02-28 Price Changed $230,000 HCMLS
• 2024-12-24 Listed $235,000 HCMLS
• 1994-10-28 Sold (Public Records) $22,000 Public Records
• 1993-10-29 Sold (Public Records) $22,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,516 · +5.4% YoY. Source: county tax records.