6 Alliotts Pl · Palisades Park, NJ 07650

$4,100,000

None bd · None ba · — sqft · MultiFamily · 86 Days on market

---

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 +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 14 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

We are pleased to offer this high-performing 14-unit multi-family building perfectly situated directly on Broad Ave in the heart of Palisades Park. Total of 14 units consisting of 12 spacious 1-Bedroom/1-Bath apartments and 2 Studio apartments. One unit is currently occupied by an on-site Building Superintendent, ensuring smooth day-to-day operations. Excellent Location: Unbeatable access to local shops, dining, and NYC public transportation, making this a highly sought-after location for tenants. Strong Cash Flow: This property offers stable income with high rental upside. Reason for Sale: First time on the market in years—the current owner is retiring, presenting a rare

Key facts

• Easy leasing
• High rental upside
• Stable income

Tags

• MULTI-FAMILY BUILDING
• LOCAL SHOPS
• NYC PUBLIC TRANSPORTATION
• STABLE INCOME
• HIGH RENTAL UPSIDE
• EASY LEASING

Property features AI

Exterior

• Home design: Residential income property; Mixed-use property
• Exterior features: See remarks for roof details

Interior

• Interior features: See remarks for roof details

What this means for you Summary

Snapshot

• This is a 14 × 1-bed/1-bath units multifamily listed at $4.10M.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative. Per door: $-16/mo.
• To cash-flow at today's rent, offer at most $4.06M (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $3.30M (19.5% below list).
• Recommended offer: $3.30M (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#48 in NJ, #1,217 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Palisades Park School District (suburban): math 18% / reading 37% proficiency, ranked #360 of 472 in NJ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 38 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,488 units permitted in Bergen County in 2024 (1,610 in 5+ unit buildings).
• At $32,988/mo this rent would consume 418% of the median local household income ($95k/yr) (locally 1235% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $438k of equity ($28k loan paydown + $410k appreciation (10.0% local appreciation)).
• Bergen County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$705k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($3.85M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.15M; list at $4.10M implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $3,298,800 (19.5% 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 86 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 Highland Ave	0.15mi	3/3.5	—	1mo	$1,090,000	—	80
74 Liberty Pl	0.26mi	6/5.5	—	2mo	$2,385,000	—	73
519 Broad Ave	0.32mi	7/5.0	—	1mo	$1,701,000	—	72
207 Grand Ave	0.34mi	4/3.0	—	3mo	$957,500	—	69
35 E Edsall Ave	0.40mi	4/4.0	—	1mo	$1,310,000	—	68
100 Harwood Ter	0.40mi	7/6.0	—	1mo	$1,700,000	—	68
33 W Harwood Ter	0.34mi	5/3.0	—	6mo	$1,239,000	—	67
533 Roff Ave	0.39mi	7/5.0	—	4mo	$1,460,000	—	66
220 8th St	0.53mi	8/6.0	—	1mo	$2,204,000	—	62
211 E Harriet Ave	0.63mi	6/7.0	—	3mo	$2,670,000	—	56
899 Maple Ave	0.63mi	5/2.0	—	5mo	$829,000	—	54
143 Bergen Blvd	0.75mi	5/2.0	—	3mo	$940,000	—	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $2,218,224
• Equity at exit: $3,693,605

10-year hold

• IRR: 21.4%
• Equity multiple: 6.70×
• Total profit: $6,541,777
• Equity at exit: $7,965,398

Cash invested: $1,148,000 (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 07650

• Home prices YoY: 4.0%
• Active inventory: 38
• Price-to-rent: 145.0×

Monthly cashflow live

• Estimated rent: $32,988 high
• Mortgage (P&I): −$21,501
• Tax from tax record: −$3,071 /mo · $36,850/yr
• Insurance: −$1,708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,927
• Net cashflow: $-219

Break-even live

Break-even rent $33,266

Max offer price $4,061,225

Occupancy floor 96%

Sensitivity live

Price	-10% $2,101	-5% $941	+0% $-219	+5% $-1,380	+10% $-2,540
Rent	-10% $-2,826	-5% $-1,523	+0% $-219	+5% $1,084	+10% $2,387
Rate	-1.0pp $1,845	-0.5pp $823	base $-219	+0.5pp $-1,282	+1.0pp $-2,363

14-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 14× units	1	1	$32,984
Total (14 units)			$32,988

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: $1,025,000
• Closing costs: $123,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Broad Ave Palisades Park, NJ	2.0	1.0	—	$2,300	—	25d	1	0.04mi
11 Bellview Pl Unit C Palisades Park, NJ	2.0	2.0	—	$2,700	—	25d	1	0.08mi
1 W Palisades Blvd Palisades Park, NJ	2.0	1.0	—	$2,300	—	21d	1	0.10mi
420B 2nd St Palisades Park, NJ	3.0	2.5	—	$3,650	—	25d	1	0.12mi
417B 3rd St Unit 2 Palisades Park, NJ	3.0	2.5	—	$3,900	—	23d	1	0.13mi
46 E Central Blvd Unit 2ND FLOOR Palisades Park, NJ	3.0	2.0	—	$2,950	—	25d	1	0.14mi
445 Broad Ave Unit 3H Palisades Park, NJ	1.0	1.0	—	$2,000	—	25d	1	0.17mi
411 Highland Ave Apt C5 Palisades Park, NJ	1.0	1.0	—	$1,850	—	4d	1	0.17mi
89 E Palisades Blvd Unit 1 Palisades Park, NJ	2.0	2.0	—	$3,500	—	25d	1	0.18mi
45 W Palisades Blvd #4 Palisades Park, NJ	1.0	1.0	—	$2,450	—	25d	1	0.18mi
268 Highland Ave Unit A Palisades Park, NJ	3.0	3.5	—	$5,500	—	17d	1	0.18mi
440 Highland Ave Unit 440 Palisades Park, NJ	3.0	1.0	—	$2,800	—	23d	1	0.18mi
440 Highland Ave Palisades Park, NJ	3.0	1.0	—	$2,800	—	25d	1	0.18mi
469B 1st St Unit A Palisades Park, NJ	3.0	3.5	—	$4,850	—	14d	1	0.20mi
265 Highland Ave Unit D Palisades Park, NJ	1.0	1.0	—	$1,750	—	25d	1	0.20mi
45 Brinkerhoff Ave Unit 8A Palisades Park, NJ	1.0	1.0	—	$1,795	—	14d	1	0.21mi
261 Highland Ave Unit 2nd flr Palisades Park, NJ	3.0	2.0	—	$3,200	—	8d	1	0.22mi
473 Lincoln St Unit B Palisades Park, NJ	3.0	2.0	—	$3,500	—	25d	1	0.22mi
51 Brinkerhoff Ave Unit 4 Palisades Park, NJ	1.0	1.0	—	$1,695	—	12d	1	0.22mi
51 Brinkerhoff Ave Unit 9 Palisades Park, NJ	1.0	1.0	—	$1,745	—	3d	1	0.22mi
477 3rd St Unit B Palisades Park, NJ	3.0	2.5	—	$3,500	—	14d	1	0.24mi
309 Hillside Ave Unit 6 Palisades Park, NJ	1.0	1.0	—	$1,800	—	18d	1	0.24mi
309 Hillside Ave Unit 6 Palisades Park, NJ	1.0	1.0	—	$1,800	—	25d	1	0.24mi
43 Henry Ave Unit 2 Palisades Park, NJ	3.0	2.5	—	$4,650	—	25d	1	0.26mi
504 2nd St Unit A Palisades Park, NJ	3.0	3.5	—	$7,500	—	8d	1	0.26mi
508 Broad Ave Palisades Park, NJ	1.0	1.0	650	$2,250	$3.46	2d	1	0.27mi
60 Brinkerhoff Ter Unit 2nd fl Palisades Park, NJ	3.0	2.5	—	$5,500	—	25d	1	0.27mi
10 Henry Ave Palisades Park, NJ	1.0	1.0	850	$1,950	$2.29	16d	1	0.27mi
509 Broad Ave Palisades Park, NJ	1.0	1.0	500	$1,850	$3.70	5d	1	0.28mi
280 Grand Ave Unit 2B Palisades Park, NJ	2.0	2.0	—	$2,750	—	20d	1	0.29mi
280 Grand Ave Unit 1A Palisades Park, NJ	2.0	2.0	—	$2,825	—	25d	1	0.29mi
72 Brinkerhoff Ter Unit 2nd Fl Palisades Park, NJ	3.0	2.0	—	$4,800	—	11d	1	0.29mi
519 Broad Ave Palisades Park, NJ	3.0	2.0	—	$3,650	—	25d	1	0.30mi
508 Orchard Ave Unit 1st Fl Palisades Park, NJ	3.0	2.0	—	$4,190	—	25d	1	0.30mi
264 4th St Palisades Park, NJ	3.0	1.0	—	$2,180	—	25d	1	0.31mi
433 5th St Unit 2ND Palisades Park, NJ	2.0	1.0	—	$2,750	—	25d	1	0.32mi
333 Grand Ave Palisades Park, NJ	1.0	1.0	—	$2,175	—	25d	3	0.32mi
333 Grand Ave Palisades Park, NJ	1.0–2.0	1.0	—	$2,450	—	0d	5	0.32mi
333 Grand Ave Unit 3Q Palisades Park, NJ	2.0	1.0	—	$2,400	—	2d	1	0.32mi
443 5th St Unit 2 Palisades Park, NJ	3.0	2.0	—	$3,200	—	25d	1	0.32mi

Listing history 18 events

1. 2026-06-21
   days on market $4,100,000 Active 86 DOM
2. 2026-06-18
   days on market $4,100,000 Active 83 DOM
3. 2026-06-17
   days on market $4,100,000 Active 82 DOM
4. 2026-06-16
   days on market $4,100,000 Active 81 DOM
5. 2026-06-15
   days on market $4,100,000 Active 80 DOM
6. 2026-06-13
   days on market $4,100,000 Active 78 DOM
7. 2026-06-09
   days on market $4,100,000 Active 74 DOM
8. 2026-06-08
   days on market $4,100,000 Active 73 DOM
9. 2026-06-07
   days on market $4,100,000 Active 72 DOM
10. 2026-06-04
    days on market $4,100,000 Active 69 DOM
11. 2026-06-03
    days on market $4,100,000 Active 68 DOM
12. 2026-06-02
    statusdays on market $4,100,000 Active 67 DOM
13. 2026-06-01
    days on market $4,100,000 Active Under Contract - Attorney Review 66 DOM
14. 2026-05-31
    days on market $4,100,000 Active Under Contract - Attorney Review 65 DOM
15. 2026-04-10
    historical Active Under Contract - Attorney Review
16. 2026-03-27
    listed $4,100,000 Active
17. 2003-05-15
    soldstatus $1,150,000
18. 1997-10-03
    soldstatus $588,000

ⓘ 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: $36,850 · $3,071/mo
• Projected year-2 tax: $69,470 · $5,789/mo
• Expected delta: +$32,620/yr (+$2,718/mo · 88.5%)

ⓘ 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 7/10 Severe 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: $395,856
• − Mortgage interest: −$229,664
• − Property taxes: −$36,850
• − Insurance: −$20,500
• − Repairs & maintenance: −$31,668
• − Management: −$31,668
• − Depreciation: −$119,273
• Taxable loss: −$73,767
• Est. tax savings @ 24.0%: +$17,704
• After-tax cash flow: $15,070/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: Palisades Park School District
• NCES district ID: 3412360
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $60,434
• Composite: 25.05/100
• National rank: #7545
• State rank: #360 of 472 in NJ

Livability — Palisades Park

• Score: 82/100
• State rank: #48
• US rank: #1217

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palisades Park, NJ
• County: Bergen County · 586,961 people
• City population: 20,290
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,290
• Household income: $94,743
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 1235.0

Population outlook (Bergen County) Hauer SSP2

• Today (2025): 1,021,896 people
• By 2030: 1,063,119 · +4.0%
• By 2040: 1,146,566 · +12.2%
• By 2050: 1,229,132 · +20.3%
• By 2075: 1,429,694 · +39.9%
• By 2100: 1,547,614 · +51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Asian 55% Hispanic / Latino 24% White 18% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 6%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 60% · South Korea, Canada, Jamaica
• Languages at home: 24% English-only · Korean 42% Spanish 22% Other Indo-European 4%

Political lean MEDSL · Bergen

• 2024 margin: Toss-up / Even · D 50.7% · R 47.3% · Other 2.0%
• 2008→2024 swing: -6.1pp toward R · 2008: 9.5pp · 2024: 3.4pp
• All cycles: 2024: D+3.4 2020: D+16.4 2016: D+12.0 2012: D+10.8 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.46%
• Current HPI: 377.4091
• Rent YoY: —
• 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

+597.3% since first listed

4 events — show timeline

• 2026-04-10 Contingent — NJMLS
• 2026-03-27 Listed $4,100,000 NJMLS
• 2003-05-15 Sold (Public Records) $1,150,000 Public Records
• 1997-10-03 Sold (Public Records) $588,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $36,850 · +4.8% YoY. Source: county tax records.