527-531 KENNEDY Blvd · Bayonne, NJ 07002

$829,000

8 bd · 14.0 ba · — sqft · MultiFamily · 105 Days on market

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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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Great investment opportunity in Bayonne, property consists of a store and 2 one bedroom apartments on the second floor, with great income potential, rents are below market.

Key facts

• Mixed use building
• Great location
• Renovated interiors

Tags

• MIXED USE BUILDING
• RENOVATED INTERIORS
• GREAT LOCATION
• STRONG CAP RATE
• EASY ACCESS TO LIGHT RAIL

Property features AI

Exterior

• Parking: No parking available
• Construction: Lead paint disclosure present
• Exterior features: Block exterior finish; Lot number 41; Owner's personal property kept in the front office is excluded from the sale

Interior

• Kitchen: Three kitchens total (one on level 1, two on level 2)
• Bedrooms: Two bedrooms on the second floor
• Bathrooms: Four bathrooms total (three full, one half); One full and one half bathroom on the first floor; Two full bathrooms on the second floor
• Heating & cooling: Window A/C units; Gas heating; Hot water heating
• Interior features: Fixtures and appliances included

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $829k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $374/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $829k).
• Recommended offer: $754k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.1% 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.
• Market conditions: Rents flat; 210 active listings in the ZIP; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $9,145/mo this rent would consume 131% of the median local household income ($84k/yr) (locally 4189% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k 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 105 days — a 9% lower offer ($754k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $754,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.6

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
99 W 21ST St	0.06mi	8/4.0	—	1mo	$695,000	—	64
69 W 19TH St	0.12mi	7/5.0 (-1)	—	4mo	$985,000	—	59
156 W 21ST St	0.12mi	7/3.0 (-1)	—	4mo	$875,000	—	59
599 KENNEDY Blvd	0.19mi	7/4.0 (-1)	—	4mo	$765,000	—	56
596 AVENUE A	0.33mi	8/4.0	—	2mo	$820,000	—	51
21 W 15TH St	0.40mi	7/2.0 (-1)	—	3mo	$835,000	—	47
41 E 16TH St	0.47mi	7/4.5 (-1)	—	6mo	$1,385,000	—	40
295 BROADWAY	0.52mi	8/4.5	—	6mo	$1,600,000	—	38
43 W 29TH St	0.57mi	7/3.0 (-1)	—	4mo	$835,000	—	37
92 E 21ST St	0.59mi	7/3.0 (-1)	—	6mo	$825,000	—	35
26 E 28TH St	0.60mi	8/3.5	—	6mo	$760,000	—	35
20 E 31st St	0.74mi	9/2.5 (+1)	—	5mo	$864,000	—	29

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-59,634
• Equity at exit: $123,607

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-9,788
• Equity at exit: $71,677

Cash invested: $232,120 (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 07002

• Rents YoY: 0.7%
• Active inventory: 210
• Price-to-rent: 30.2×

Monthly cashflow live

• Estimated rent: $9,145 high
• Mortgage (P&I): −$4,347
• Tax est. 1.5%: −$1,036 /mo · $12,435/yr
• Insurance: −$345
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,920
• Net cashflow: $1,496

Break-even live

Break-even rent $7,252

Max offer price $829,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$9,144
Total (4 units)			$9,145

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: $207,250
• Closing costs: $24,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $829,000 Active 105 DOM
2. 2026-06-17
   days on market $829,000 Active 104 DOM
3. 2026-06-16
   days on market $829,000 Active 103 DOM
4. 2026-06-15
   days on market $829,000 Active 102 DOM
5. 2026-06-13
   days on market $829,000 Active 100 DOM
6. 2026-06-13
   days on market $829,000 Active 99 DOM
7. 2026-06-09
   days on market $829,000 Active 96 DOM
8. 2026-06-08
   days on market $829,000 Active 95 DOM
9. 2026-06-07
   days on market $829,000 Active 94 DOM
10. 2026-06-04
    days on market $829,000 Active 91 DOM
11. 2026-06-03
    days on market $829,000 Active 90 DOM
12. 2026-06-02
    days on market $829,000 Active 89 DOM
13. 2026-06-01
    days on market $829,000 Active 88 DOM
14. 2026-05-31
    days on market $829,000 Active 87 DOM
15. 2026-03-05
    listed $829,000 Active
16. 2025-10-10
    historical
17. 2025-04-13
    listed $799,000 Active
18. 2019-08-15
    historical 172-char remark

    Show marketing remark (172 chars)

    Great investment opportunity in Bayonne, property consists of a store and 2 one bedroom apartments on the second floor, with great income potential, rents are below market.

19. 2019-02-21
    listed $499,000 172-char remark

    Show marketing remark (172 chars)

    Great investment opportunity in Bayonne, property consists of a store and 2 one bedroom apartments on the second floor, with great income potential, rents are below market.

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

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 54% 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: $109,740
• − Mortgage interest: −$46,437
• − Property taxes: −$12,435
• − Insurance: −$4,145
• − Repairs & maintenance: −$8,779
• − Management: −$8,779
• − Depreciation: −$24,116
• Taxable income: $5,048
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $16,735/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: 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

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 · 718,323 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: 4189.0

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: 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%

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

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

+66.1% since first listed

5 events — show timeline

• 2026-03-05 Listed $829,000 HCMLS
• 2025-10-10 Listing Removed — HCMLS
• 2025-04-13 Listed $799,000 HCMLS
• 2019-08-15 Listing Removed — HCMLS
• 2019-02-21 Listed $499,000 HCMLS