145 PALISADE Ave · Cliffside Park, NJ 07010

$1,200,000

28 bd · 16.0 ba · — sqft · MultiFamily · 9 Days on market

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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 MLS

Rare opportunity to own this well-maintained 4-family investment property in the desirable town of Cliffside Park. This lucrative income-producing property features four residential units, with two units on each level. Each unit offers high ceilings, hardwood floors, and an abundance of natural light. Each unit features separate utilities, and the property is equipped with newer boilers and furnace, enhancing efficiency. Ideally situated within walking distance to Cliffside Park's vibrant downtown area, residents enjoy convenient access to a variety of restaurants, shops & parks. Commuters will appreciate the easy access to New York City transportation. The property includes off-street parking and additional expansion potential, subject to municipal approvals. Whether you are an investor seeking strong rental income or looking to expand your real estate portfolio, this property presents exceptional value and opportunity in one of Bergen County's most sought-after investment locations.

Key facts

• Separate utilities
• Newer boilers
• Natural light

Tags

• FOUR RESIDENTIAL UNITS
• HIGH CEILINGS
• HARDWOOD FLOORS
• NATURAL LIGHT
• SEPARATE UTILITIES
• NEWER BOILERS

Property features AI

Exterior

• Parking: No parking available
• Home design: Brick and stucco exterior; Located on Lot 7
• Construction: Lead paint disclosure applicable
• Exterior features: Unfinished basement

Interior

• Kitchen: Four separate kitchens (one on each floor); Includes oven
• Bedrooms: One bedroom on the first floor; Two bedrooms on the second floor; Two bedrooms on the third floor; Two bedrooms on the fourth floor
• Bathrooms: Four full bathrooms (one on each floor)
• Heating & cooling: Window A/C
• Interior features: Window A/C units

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/4.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $6k ($71k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.20M).
• Cap rate 12.2% vs local median 1.9% in Cliffside Park — 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 78/100 on livability (#104 in NJ, #2,706 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Cliffside Park School District (suburban): math 25% / reading 46% proficiency, ranked #275 of 472 in NJ (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 119 active listings in the ZIP; solid renter incomes; 3,488 units permitted in Bergen County in 2024 (1,610 in 5+ unit buildings).
• At $18,033/mo this rent would consume 232% of the median local household income ($93k/yr) (locally 1161% 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 $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• Bergen County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $336k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.

Recommended offer $1,200,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.26%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $163,285
• Equity at exit: $178,924

10-year hold

• IRR: 20.4%
• Equity multiple: 2.62×
• Total profit: $544,641
• Equity at exit: $103,754

Cash invested: $336,000 (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 07010

• Home prices YoY: -32.0%
• Rents YoY: 1.8%
• Active inventory: 119
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $18,033 medium
• Mortgage (P&I): −$6,293
• Tax est. 1.5%: −$1,500 /mo · $18,000/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,787
• Net cashflow: $5,953

Break-even live

Break-even rent $10,497

Max offer price $1,200,000

Occupancy floor 62%

Sensitivity live

Price	-10% $6,782	-5% $6,368	+0% $5,953	+5% $5,538	+10% $5,124
Rent	-10% $4,529	-5% $5,241	+0% $5,953	+5% $6,665	+10% $7,378
Rate	-1.0pp $6,557	-0.5pp $6,258	base $5,953	+0.5pp $5,642	+1.0pp $5,326

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	4	$18,032
Total (4 units)			$18,033

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $1,200,000 Active 9 DOM
2. 2026-06-18
   days on market $1,200,000 Active 6 DOM
3. 2026-06-17
   days on market $1,200,000 Active 5 DOM
4. 2026-06-16
   days on market $1,200,000 Active 4 DOM
5. 2026-06-15
   days on market $1,200,000 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $1,200,000 Active 1 DOM

ⓘ 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: $216,396
• − Mortgage interest: −$67,219
• − Property taxes: −$18,000
• − Insurance: −$6,000
• − Repairs & maintenance: −$17,312
• − Management: −$17,312
• − Depreciation: −$34,909
• Taxable income: $55,645
• Est. tax owed @ 24.0%: −$13,355
• After-tax cash flow: $58,083/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: Cliffside Park School District
• NCES district ID: 3403270
• Math proficiency: 25% ▼ -19.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $62,740
• Composite: 31.9/100
• National rank: #5860
• State rank: #275 of 472 in NJ

Livability — Cliffside Park

• Score: 78/100
• State rank: #104
• US rank: #2706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cliffside Park, NJ
• County: Bergen County · 586,961 people
• City population: 25,781
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,781
• Household income: $93,452
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1161.0

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 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 32% Two or more races 16% Asian 13% Black 3% Native American 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 3% Dominican 4%
• Common ancestry: Scotch-Irish 3% Estonian 3% Romanian 2%
• Foreign-born: 46% · Canada, South Korea, China
• Languages at home: 36% English-only · Spanish 27% Other Indo-European 10% Russian/Polish/Slavic 8%

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: ▼ -123.85%
• Current HPI: 263.6589
• Rent YoY: ▲ 1.79%
• 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

+33.5% since first listed

10 events — show timeline

• 2026-06-12 Listed $1,200,000 HCMLS
• 2026-06-12 Listed $1,200,000 GSMLS
• 2026-06-10 Listed $1,200,000 NJMLS
• 2022-04-29 Delisted — NJMLS
• 2022-02-03 Listing Removed — HCMLS
• 2021-09-03 Price Changed $999,000 NJMLS
• 2021-04-28 Listed $1,075,000 NJMLS
• 2021-04-16 Listed $999,000 HCMLS
• 2019-09-16 Price Changed $874,900 NJMLS
• 2019-06-07 Price Changed $899,000 NJMLS