54 MONTROSE Ave · Jersey City, NJ 07307

$1,549,000

12 bd · 6.0 ba · 5,064 sqft · MultiFamily public records · 27 Days on market

Built 1900

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

Welcome to 54 Montrose Avenue in the highly sought after Jersey City heights section of Jersey City. This is an investor friendly legal 6 family building sitting on 6,800 square foot corner lot. The building has about 5,064 square feet of living space, and parking for about 4 cars. Featuring six 2 bed 1 bath units which are renovated. 54 Montrose is a rare find, and is so close to New York truly making this property an investor or landlords dream come true.

Key facts

• Updated units
• Corner lot
• 3 parking spots

Tags

• CORNER LOT
• FULLY RENOVATED UNITS
• UPDATED UNITS

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.55M).
• Recommended offer: $1.53M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.8% in Jersey 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 (#116 in NJ, #2,955 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Jersey City Public Schools (urban): math 16% / reading 38% proficiency, ranked #369 of 472 in NJ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 287 active listings in the ZIP; solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $16,196/mo this rent would consume 233% of the median local household income ($83k/yr) (locally 2550% 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 $11k of loan paydown is wiped out by about $46k 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 27 days — a 2% lower offer ($1.53M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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 $1.25M; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $1,525,765 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.05% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-102,463
• Equity at exit: $230,961

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $104,172
• Equity at exit: $133,929

Cash invested: $433,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 6 Strongly Tenant-Friendly
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City Jersey City: 6 Strongly Tenant-Friendly · D+34

Rent Control Ordinance covers buildings 4+ units pre-1986.

Methodology + full state rankings →

ZIP-level market 07307

• Rents YoY: 3.0%
• Active inventory: 287
• Price-to-rent: 47.8×

Monthly cashflow live

• Estimated rent: $16,196 high
• Mortgage (P&I): −$8,123
• Tax from tax record: −$1,706 /mo · $20,471/yr
• Insurance: −$645
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,401
• Net cashflow: $2,320

Break-even live

Break-even rent $13,259

Max offer price $1,549,000

Occupancy floor 81%

Sensitivity live

Price	-10% $3,197	-5% $2,759	+0% $2,320	+5% $1,882	+10% $1,444
Rent	-10% $1,041	-5% $1,681	+0% $2,320	+5% $2,960	+10% $3,600
Rate	-1.0pp $3,100	-0.5pp $2,714	base $2,320	+0.5pp $1,919	+1.0pp $1,511

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$16,194
Total (6 units)			$16,196

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: $387,250
• Closing costs: $46,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2025-08-05
   status Under Contract
2. 2025-07-25
   status Active
3. 2025-07-09
   listed $1,549,000 Active
4. 2025-07-08
   historical
5. 2025-06-25
   status Active
6. 2025-06-11
   status Active
7. 2025-06-06
   status Pending
8. 2025-06-06
   price $1,580,000
9. 2025-06-05
   price $1,580,000
10. 2025-05-27
    status Active
11. 2025-05-27
    status Active
12. 2025-05-13
    status Pending
13. 2025-05-05
    price $1,599,000
14. 2025-05-05
    price $1,599,000
15. 2025-04-30
    listed $1,650,000 Active
16. 2025-04-28
    listed $1,650,000 Active
17. 2022-03-10
    soldstatus $1,250,000
18. 2022-02-24
    price $2,100
19. 2016-08-04
    soldstatus $850,000
20. 2011-03-15
    soldstatus $485,000

ⓘ 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: $20,471 · $1,706/mo
• Projected year-2 tax: $29,521 · $2,460/mo
• Expected delta: +$9,050/yr (+$754/mo · 44.2%)

ⓘ 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 7/10 Severe 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: $194,352
• − Mortgage interest: −$86,768
• − Property taxes: −$20,471
• − Insurance: −$7,745
• − Repairs & maintenance: −$15,548
• − Management: −$15,548
• − Depreciation: −$45,062
• Taxable income: $3,210
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $27,074/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: Jersey City Public Schools
• NCES district ID: 3407830
• Math proficiency: 16% ▼ -17.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $58,431
• Composite: 24.43/100
• National rank: #7678
• State rank: #369 of 472 in NJ

Livability — Jersey City

• Score: 77/100
• State rank: #116
• US rank: #2955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jersey City, NJ
• County: Hudson County · 718,323 people
• City population: 294,078
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 42,645
• Household income: $83,297
• Rent vs Own: 64.4% rent · 35.6% own
• Severe rent burden: 2550.0

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: Hispanic / Latino 42% White 27% Asian 24% Two or more races 18% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Cuban 2% Dominican 9% Salvadoran 1%
• Common ancestry: Romanian 2% Scotch-Irish 1%
• Foreign-born: 43% · Canada, Jamaica, China
• Languages at home: 41% English-only · Spanish 32% Other Indo-European 16% Other Asian/Pacific 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: ▼ -271.12%
• Current HPI: 471.33
• Rent YoY: ▲ 3.04%
• 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

+219.4% since first listed

20 events — show timeline

• 2025-08-05 Pending — HCMLS
• 2025-07-25 Relisted — HCMLS
• 2025-07-09 Listed $1,549,000 HCMLS
• 2025-07-08 Listing Removed — HCMLS
• 2025-06-25 Relisted — NJMLS
• 2025-06-11 Relisted — HCMLS
• 2025-06-06 Pending — NJMLS
• 2025-06-06 Price Changed $1,580,000 HCMLS
• 2025-06-05 Price Changed $1,580,000 NJMLS
• 2025-05-27 Relisted — NJMLS
• 2025-05-27 Relisted — HCMLS
• 2025-05-13 Pending — NJMLS
• 2025-05-05 Price Changed $1,599,000 HCMLS
• 2025-05-05 Price Changed $1,599,000 NJMLS
• 2025-04-30 Listed $1,650,000 NJMLS
• 2025-04-28 Listed $1,650,000 HCMLS
• 2022-03-10 Sold (Public Records) $1,250,000 Public Records
• 2022-02-24 Price Changed $2,100 RENT.
• 2016-08-04 Sold (Public Records) $850,000 Public Records
• 2011-03-15 Sold (Public Records) $485,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $20,471 · +4.6% YoY. Source: county tax records.