OFF-MARKET · ROOMING HOUSE

47-Room Rooming House · Union City, NJ

Reported income. A clear operating story.

Asking price $2,600,000

The property is offered as a licensed rooming house; license status is subject to buyer verification. The figures below are offering-reported, drawn from the corrected offering dated August 14, 2026 and reporting 2025 operating information. They are not independently audited and are not updated 2026 actuals.

Reported 2025 NOI

$291,184.84

Cap rate at asking price

11.20%

NOI ÷ asking price; before debt service and income taxes; not cash-on-cash return or a guaranteed yield.

Rooms

47 rooms

Price per room

≈ $55,319

Digitally edited front exterior view of the 47-room rooming house in Union City, New Jersey.

Digitally edited side exterior view of the 47-room rooming house in Union City, New Jersey.

Digitally edited: trees and sign removed; obscured areas reconstructed.

Investor Perspective

Why Jose likes this opportunity

“What stands out to me is the reported income relative to the asking price: 47 rooms, roughly $291,000 in annual net operating income, and an 11.20% cap rate based on the offering's 2025 figures. I want buyers to understand the operating history first, then evaluate the potential upside with the supporting records.”

— Jose Liza, Broker-Salesperson · Coldwell Banker Realty. No returns are guaranteed. For broader context on the area, see the Union City market guide.

Reported 2025 operating snapshot

Reported 2025 operating snapshot for the 47-room rooming house offering
Line item	Amount
Scheduled residential rent (offering's market-rent assumption)	$497,400.00
Vacancy allowance	($24,870.00)
Residential rent collected	$472,530.00
Late fees	$719.74
Total income	$473,249.74
Operating expenses	($167,664.90)
Superintendent rent	($14,400.00)
Net operating income	$291,184.84

Source: corrected offering dated August 14, 2026; reported 2025 operating information. Supporting records available upon request.

Solar scenario · projected, not in place

The offering models a $23,308 expense reduction from solar, keeping income unchanged and lifting projected NOI to $314,492.84. The 12.10% figure is that projected NOI divided by the current asking price — not an all-in project return and not a promise. Solar installation, acquisition, and financing costs, implementation status, incentives, contracts, and any recurring costs have not been verified; actual economics require confirmation.

Comparison of reported 2025 figures and the offering's solar projection for the 47-room rooming house
Line item	Reported 2025	Solar projection
Total income	$473,249.74	$473,249.74
Operating expenses	$167,664.90	$144,356.90
Superintendent rent	$14,400.00	$14,400.00
Net operating income	$291,184.84	$314,492.84
Cap rate at $2.6M asking price	11.20%	12.10%
Projected annual NOI increase	—	$23,308.00

What to verify before purchasing

Before any commitment, Jose recommends confirming the following directly from source records.

Current and historical rent roll and collections.
Operating statements and utility bills.
License / certificate and zoning or legal-use records.
Property condition and capital needs.
Applicable rent rules and any property-specific regulation.
Solar assumptions, contracts, and any recurring costs.

Request the rent roll and supporting financials.

Get in touch to review the supporting records and discuss whether this opportunity fits your criteria.

Request the rent roll and supporting financials →201-315-8680 jliza111@gmail.com

Offering subject to errors, omissions, prior sale, price change or withdrawal, and buyer due diligence. Figures are offering-reported, not independently audited. Information here is general and is not legal, tax, accounting, lending, or investment advice; no outcome is promised or guaranteed.