8600 1ST Ave Unit B3 · Fairview, NJ 07047

$220,000

1 bd · 1.0 ba · 510 sqft · Condo public records · 28 Days on market

Built 1910 $289/mo HOA · 12% of rent

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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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for buyers that commute to NYC . Great location, a block away from North Hudson Park. Nice building, fresh paint, three closets, outstanding kitchen conditions as well the apartment. Seller want to close ASAP. Make an Offer!!!

Key facts

• Functional kitchen
• Second floor
• Full bathroom

Tags

• SECOND FLOOR
• STUDIO STYLE
• FUNCTIONAL KITCHEN
• FULL BATHROOM
• CLEAN BUILDING
• LOW PROPERTY TAXES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-29 ($-354/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $215k (2.4% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 2.5% in Fairview — 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 74/100 on livability (#174 in NJ, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute C-, schools D-, cost of living F.
• North Bergen School District (suburban): math 12% / reading 37% proficiency, ranked #393 of 472 in NJ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 36% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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 28 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $150k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $214,795 (2.4% 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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.06% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.99% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-32,500
• Equity at exit: $32,803

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-9,289
• Equity at exit: $19,022

Cash invested: $61,600 (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 07047

• Home prices YoY: -31.5%
• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$342 /mo · $4,098/yr
• Insurance: −$92
• HOA: −$289
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-29

Break-even live

Break-even rent $2,375

Max offer price $214,795

Occupancy floor 96%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8601 Bergenline Ave North Bergen, NJ	2.0	1.0–2.5	952	$3,482	$3.66	1d	27	0.02mi
8404 4th Ave Unit 401 North Bergen, NJ	1.0	1.0	742	$2,600	$3.50	13d	1	0.18mi
8517 4th Ave Unit C4 North Bergen, NJ	1.0	1.0	750	$1,850	$2.47	25d	1	0.19mi
331 79th St #15 North Bergen, NJ	1.0	1.0	642	$1,850	$2.88	22d	1	0.40mi
311 79th St #9 North Bergen, NJ	1.0	1.0	600	$1,695	$2.83	13d	1	0.43mi
9009 Durham Ave #2 North Bergen, NJ	1.0	1.0	600	$2,000	$3.33	13d	1	0.43mi
42 Lincoln St Fairview, NJ	1.0	1.0	650	$1,650	$2.54	20d	1	0.43mi
301 79th St Unit A9 North Bergen, NJ	1.0	1.0	618	$1,850	$2.99	25d	1	0.44mi
7812 Hudson Ave Unit B1 North Bergen, NJ	2.0	1.0	750	$2,100	$2.80	13d	1	0.45mi
7628 Kennedy Blvd North Bergen, NJ	2.0	1.0	650	$2,150	$3.31	25d	1	0.48mi
1510 85th St Unit 1314966P North Bergen, NJ	1.0	1.0	430	$2,988	$6.95	3d	1	0.49mi
8600 Boulevard E Unit 5F North Bergen, NJ	1.0	1.0	750	$2,500	$3.33	25d	1	0.51mi
8600 Boulevard E Unit 4G North Bergen, NJ	1.0	1.0	670	$2,100	$3.13	7d	1	0.51mi
8550 Boulevard E Unit 1D North Bergen, NJ	1.0	1.0	650	$2,200	$3.38	25d	1	0.52mi
8450 Boulevard E Unit 3B North Bergen, NJ	1.0	1.0	745	$2,400	$3.22	25d	1	0.53mi
7409 2nd Ave #1 North Bergen, NJ	2.0	1.0	660	$2,400	$3.64	17d	1	0.56mi
8200 Boulevard East North Bergen, NJ	3.0	1.0–3.5	1486	$3,400	$2.29	3d	4	0.61mi
2 Main St Unit D-503 Edgewater, NJ	—	1.0	600	$2,200	$3.67	25d	1	0.68mi
7111 Palisade Ave North Bergen, NJ	1.0	1.0	602	$1,850	$3.07	25d	2	0.71mi
7601 River Rd North Bergen, NJ	3.0	1.0–3.0	1150	$4,303	$3.74	3d	16	0.79mi
310 70th St Guttenberg, NJ	1.0	1.0	600	$1,850	$3.08	25d	1	0.79mi
401 70th St Unit 1R Guttenberg, NJ	1.0	1.0	525	$1,900	$3.62	5d	1	0.79mi
140 71st St Unit 5 Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	7d	1	0.83mi
6810 Polk St West New York, NJ	1.0–2.0	1.0–2.0	962	$2,400	$2.49	22d	2	0.84mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	7d	1	0.85mi
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	15d	1	0.89mi
7012 Cottage Ave Unit 202 North Bergen, NJ	1.0	1.0	650	$2,000	$3.08	25d	1	0.89mi
7606 River Rd Unit 01 North Bergen, NJ	—	1.0	600	$3,130	$5.22	25d	1	0.90mi
7650 River Rd Unit 935 North Bergen, NJ	—	1.0	600	$2,800	$4.67	25d	1	0.92mi
7650 River Rd Unit 921 North Bergen, NJ	—	1.0	600	$2,850	$4.75	25d	1	0.92mi
320 67th St Unit 2 West New York, NJ	2.0	1.0	600	$2,400	$4.00	25d	1	0.94mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	25d	1	0.98mi
78 69th St Unit 9A Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	5d	1	0.98mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	25d	1	0.99mi
520 Cliff St Fairview, NJ	1.0–2.0	1.0–2.0	900	$2,400	$2.67	3d	1	1.02mi
6517 Durham Ave North Bergen, NJ	2.0	1.0	650	$2,400	$3.69	25d	1	1.04mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	25d	1	1.04mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	25d	1	1.04mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	13d	1	1.05mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	13d	1	1.05mi

HOA detail condo

• Monthly dues: $289 · $3,468/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-04-17
   status Under Contract
2. 2026-03-19
   listed $220,000 Active
3. 2026-03-19
   historical
4. 2026-03-10
   price $249,999
5. 2026-03-09
   listed $270,000 Active
6. 2008-06-03
   soldstatus $150,000 248-char remark

   Show marketing remark (248 chars)

   Excellent opportunity for buyers that commute to NYC . Great location, a block away from North Hudson Park. Nice building, fresh paint, three closets, outstanding kitchen conditions as well the apartment. Seller want to close ASAP. Make an Offer!!!

7. 2008-03-20
   price $160,000 248-char remark

   Show marketing remark (248 chars)

   Excellent opportunity for buyers that commute to NYC . Great location, a block away from North Hudson Park. Nice building, fresh paint, three closets, outstanding kitchen conditions as well the apartment. Seller want to close ASAP. Make an Offer!!!

8. 2008-03-20
   historical 248-char remark

   Show marketing remark (248 chars)

   Excellent opportunity for buyers that commute to NYC . Great location, a block away from North Hudson Park. Nice building, fresh paint, three closets, outstanding kitchen conditions as well the apartment. Seller want to close ASAP. Make an Offer!!!

9. 2008-02-01
   listed $150,000 248-char remark

   Show marketing remark (248 chars)

   Excellent opportunity for buyers that commute to NYC . Great location, a block away from North Hudson Park. Nice building, fresh paint, three closets, outstanding kitchen conditions as well the apartment. Seller want to close ASAP. Make an Offer!!!

10. 2007-11-24
    historical
11. 2007-08-23
    listed $199,000
12. 2006-11-18
    soldstatus $130,000
13. 2006-10-25
    soldstatus $130,000
14. 2006-08-30
    historical
15. 2006-06-12
    listed $142,000
16. 2005-06-14
    soldstatus $130,000
17. 2005-06-10
    soldstatus $130,000
18. 2005-04-07
    historical
19. 2005-03-21
    listed $124,900

ⓘ 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: $4,098 · $342/mo
• Projected year-2 tax: $4,788 · $399/mo
• Expected delta: +$690/yr (+$57/mo · 16.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,047
• − Mortgage interest: −$12,323
• − Property taxes: −$4,098
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$3,468
• − Depreciation: −$6,400
• Taxable loss: −$3,830
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $566/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: North Bergen School District
• NCES district ID: 3411460
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $54,275
• Composite: 21.95/100
• National rank: #8221
• State rank: #393 of 472 in NJ

Livability — Fairview

• Score: 74/100
• State rank: #174
• US rank: #4548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hudson County · 718,323 people
• City population: 15,099
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 61,250
• Household income: $78,911
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 3908.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 26% White 20% Asian 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 12%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 50% · Canada, Jamaica, South Korea
• Languages at home: 27% English-only · Spanish 61% Other Indo-European 4% Arabic 3%

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: ▼ -192.36%
• Current HPI: 419.0283
• Rent YoY: ▲ 4.99%
• 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

+76.1% since first listed

19 events — show timeline

• 2026-04-17 Pending — HCMLS
• 2026-03-19 Listing Removed — HCMLS
• 2026-03-19 Listed $220,000 HCMLS
• 2026-03-10 Price Changed $249,999 HCMLS
• 2026-03-09 Listed $270,000 HCMLS
• 2008-06-03 Sold (MLS) $150,000 HCMLS
• 2008-03-20 Listing Removed — HCMLS
• 2008-03-20 Price Changed $160,000 HCMLS
• 2008-02-01 Listed $150,000 HCMLS
• 2007-11-24 Listing Removed — HCMLS
• 2007-08-23 Listed $199,000 HCMLS
• 2006-11-18 Sold (Public Records) $130,000 Public Records
• 2006-10-25 Sold (MLS) $130,000 HCMLS
• 2006-08-30 Listing Removed — HCMLS
• 2006-06-12 Listed $142,000 HCMLS
• 2005-06-14 Sold (Public Records) $130,000 Public Records
• 2005-06-10 Sold (MLS) $130,000 HCMLS
• 2005-04-07 Listing Removed — HCMLS
• 2005-03-21 Listed $124,900 HCMLS

Property tax history

+2.2%/yr

Latest (2020): $4,098 · +0.1% YoY. Source: county tax records.