Hoboken Real Estate Annual Report 2013

Transcription

1 Hoboken Real Estate Annual Report 2013 Dear Friend, This report provides my clients with current information on the Hoboken real estate market. If you know of a friend, family member, neighbor or colleague who might like this report, please let me know and I'd be happy to include them on the monthly updates. My business is built on referrals. Because I work by referral, I am able to spent my time and resources providing my clients with quality reports, hard to get information, and expert analysis, instead of prospecting. I am never too busy for your selling, buying or rental referrals. Sincerely, Brian J. Murray Brian Murray Broker Salesperson, MBA Empire Realty Group 407 Washington Street, Hoboken, NJ x102 Brian.murray@hobokenhomefinder.com Photo by Christopher Amaral,

2 The Hoboken Market 2013: GROWTH A look back on 2013 shows that buyers and sellers alike enjoyed favorable market conditions which led to 33% percent increase in sales volume. For sellers the continued housing drought fueled price increases and quick sales. Despite the price increases and a bump in interest rates, the historically low interest rates have kept the cost of ownership for buyers in check. The result was a hot market with low days on market, bidding wars, and increasing prices. Boom without the bubble. Hoboken condo sales topped 1000 in Not since the pre bubble easy money days of 2003 and 2004 has volume approached these numbers. Sale prices are also zooming past the peak of the market. It's as if the market correction of 2008 never exisited. Very few buyers who purchased in the past decade find themselves underwater. Hoboken Condos Sales Volume Approaches 2004 Level The most biggest impact in the 2013 Hoboken Condo market was the shrinking inventory. As inventory levels began to plummet in Q from 500 condos for sale to 350 condos for sale in January of 2011, it was written off as expected seasonality. However, the total number of condos for sales steadily decreased throughout 2011 to 250 by January High sales volumes and lack of new construction continued the decline to 125 condos by the end of In just over two years Hoboken condo inventory was lower by 75% saw an uptick in condos but a continued decline in months of inventory as homes were snapped up as soon as they came on the market. Hoboken Condo Sales Volume Up 50% In Two Years

3 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 Housing Drought Continues 2013 was marked by low inventory. If homes were water, there would be no sprinklers (if there were lawns to water) Its not so much a housing shortage as much as a drought. No size and no price range was immune to the effects of rabid buyers. For much of 2013 the months of inventory hovered around 2-3 months in every size range. Prices At Near Peak: Forget pre-bubble. Hoboken didn't experience a bubble pop until Wall Street crashed at the end of 2008 while the rest of the country felt a softening of the housing market in 2005 and With prices up 12% over the past year, prices are back to 2007 levels. Overall Hoboken lost 20% almost overnight at the end of 2008 and gained it all back since. The biggest gainers in 2013 were the one bedroom condos that rose 20% in value. Hoboken Condo Prices up 12% Hurricane Sandy Hangover? 2013: The Year Without A Hurricane. Buyers have short term memories. Many of today's buyers were not in the market during Sandy's aftermath. Now be hailed as a perfect storm scenario in many circles, Sandy has had little impact on the market with the exception of true basement homes and lower level homes in the lowest most flood prone parts of Hoboken. Sandy s lasting effects will likely be seen in the new building codes and increased flood insurance premiums that went live on October 1 st. Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

4 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 Along with volume increases, prices are shifting upwards. The past four years shows the trend from a peak in $400k range to now a peak in the $500k range and strength in the $600k range as well. The 1 % Discount If you are looking for a bargain, try Wal-Mart. Discounts are few. With few short sales affecting the market, condos that sell are selling for an average discount off of the ask price of 1%. The list to ask ratio is much higher than in past years and is a result of low inventory and bidding wars. (This discount is off of the final ask price before a contract and does into take into account original prices that may have been reduced one or multiple times.) Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

5 Hoboken Real Estate Market Report: ANNUAL REPORT Market Snapshot (Condos) Total Sold 1012 Avg. Days on Market 35 Avg. Sold Price $581,573 Median Sold Price $540,000 Avg. sale price to list price 99.1% Total Sales Volume: $588,552,385 Min Sale $133,000 Max Sale $1,975,000 EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

6 Sellers: Hoboken Real Estate Market Report: ANNUAL REPORT 2013 With inventories 75% lower in just 3 years and sales volume up 50%, where are all the new homes? There are several contributing factors. 1) With the exception of Toll Brothers, no new construction projects of any size have come to market in the past three years. 2) Sellers, who may have in the past sold and moved to the suburbs, have enjoyed skyrocketing rental income and lower mortgage payments. Keeping the second home that is cash flow positive is a better alternative to selling at a breakeven price. Sel lers are always behind the market. This is mainly due to the fact that seller pricing is based on sold comparables. These comparables are two months behind reality. Sellers like to see what has sold in the past year, six months, three months, and even this week. The reality is that this week's sold data is two or three months old, sometimes even more. Contracts are what counts. The Contracts By Month 2013 graph shows robust volume. As prices rose rapidly sellers were behind the curve. The Average Days On Market of a sold property is down 20 Days in 2013 and 72 days since 2010 Hoboken to the burbs: The same inventory shortgages plaguing Hoboken are also found in the Burbs. From Ridgewood to Summit and beyond, buyers are having a hard time finding a home to buy. Moreover the competition is armed with cash and ready to buy. A buyer needing to sell their home in order to pay for the new home is at a distinct disadvantage in this market. Luckily, it s a seller s market. There are ways to compete. Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

7 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 Buyers: The operative phrase for Hoboken buyers in 2013 was Buy It, If You Can Find It. Historically low interest rates seemed to have buyers getting in while the going was good. Inventories and sales rates left three to four months of inventory. As inventory levels dipped to two-three month levels, competition rose among buyers. Days on market began to fall and many attractive properties would have multiple offers within a week Bidding wars were the norm. WHO BOUGHT IN 2013 AND WHY? Move up buyers, especially three bedroom buyers, were left scrambling for homes that were rare. Unexpectedly, two bedroom buyers, the bulk of the market, were scrambling to find suitable homes. As interest rates rose, buyers realized the value of real estate. No where is the confidence in the Hoboken market more pronounced than the one bedroom market. Typically, the hallmark of first time buyers, the one bedroom market saw a 40% increase in volume.. Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

8 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 PRICE OR AFFORDABILTY? Far more important than price for most buyers is the question they never ask. What is the affordability? Affordability is the long-term cost of ownership. Mortgage rates have been at historic lows. If the rates go up by even 1% and a buyer holds out, hoping for a price drop of 10%, the cost of ownership is still higher! Which scenario is more likely? Prices going down by 10% or interest rates going up by 10%. Buyers can t take the blame. National media reports fuel buyer fears. Yet, these housing market reports focus little on the local economy that drives prices. In Hoboken, easy commutes to the city and a 50% discount off of Manhattan prices still sends a steady stream of would be New Yorkers across the Hudson. While there are deals to be found, sellers are not giving the property away. Sellers don t have to discount. Buyers need to become comfortable with multiple bid situations, large downpayments, and immediate decision making. Often buyers only gain this level of mastery through the cruel teacher named Experience. Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

9 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 The One Bedroom Market: The one bedroom market exploded in Comprising 32.5 % of sales, the sales volume number of one bedroom condos was up forty percent (40%) Prices outperformed the broader market by eight percent ( 8%). One bedroom buyers were the fence sitters of previous years. As the economy and buyer sentiment improved, first time buyers rushed into this market to take advantage of interest rates. One Bedroom Market Snapshot Total Sold 326 Avg. Days on Market 35 Avg. Sold Price $430,591 Avg. sale price to list price 98.8% Vs. 2012: Avg sold price up 20%, volume up 40% Highest Priced: Lowest Priced: 1500 Garden St #8E 130 Adams St #4 Price $983,000 Price $133,000 Sqft Sqft. 519 Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

10 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 The Two Bedroom Market: Two Bedrooms account for almost 60% of the typical market. In 2012, 54.5% of the sold condos were two bedrooms. There is an extremely wide range of options from sub-600 sqft one-bath condos, to sprawling 2000 sqft homes with city views. This segment of the market has seen its prices increase 9.3% year over year. Volume is up 29%. The average days on market for this segment is down to a staggering low 33days. Median days on the market is 20! The two bedroom market benefits the most in a strong market and is hardest hit in a weak market. It is the standard bearer of the market. It s size and large volume make it the hardest to sell in a low volume market. (price notwithstanding) Buyers have a lot of two bedroom choices regardless of a buyer s particular wish list except in 2013 when many properties sold in a week or less. Two Bedroom Market Snapshot Total Sold 546 Avg. Days on Market 33 Avg. Sold Price $619,852 Avg. sale price to list price 99.3% Vs. 2012: Avg sold price up 9.3%, volume up 29% Highest Priced: Lowest Priced: 1125 Maxwell Lane # Adams St #2L Price $1,950,415 Price $256,750 Sqft Sqft. 484 Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

11 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 The Three Plus Bedroom Market: This segment remains the most interesting part of the market. Due to the small number of closed properties individual properties can have a big impact on the averages. Fewer buyers were able to take advantage of the lower prices and interest rates to upgrade. Families are increasingly interested in moving into larger space to accommodate growing families. The average sales price was up 8.4% from last year and as volume increased 52%. These numbers, however, should be viewed while keeping in mind that average supply of three bedrooms fluctuated between two and three months of inventory for Three Plus Bedroom Market Snapshot Total Sold 117 Avg. Days on Market 41 Avg. Sold Price $865,380 Avg. sale price to list price 99% Vs. 2012: Avg. sold price up 8.4%, volume up 52% Highest Priced: Lowest Priced: 310 Park Avenue #1 709 Adams St #2 Price $1,975,000 Price $375,000 Sqft Sqft Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

12 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 Single and Multi-family Homes: Some words about brownstones. The limited inventory and number of sales make comparisons thin at best. Brownstones value vary greatly based on size and condition of the property. A year-end summary is presented but should be viewed from a macro point of view as it relates to the market as a whole and not to any particular property. Single Family Home Market Snapshot Total Sold 35 Avg. Days on Market 46 Avg. Sold Price $1,325,314 Avg. sale price to list price 97.8% Highest Sale Price $2,300,000 Multi-family brownstones: The investor s dream. Yet, most multi-families cost a premium. Meaning if you lived in the owner s unit and rented out the other apartments you would have less money monthly than if you bought a comparable condo to live in and didn t collect the smallish rents which do not offset the larger mortgage on a multi-family. Multi-Family Home Market Snapshot Total Sold 28 Avg. Days on Market 80 Avg. Sold Price $1,110,901 Avg. sale price to list price 99.5% Highest Sale Price $1,840,000 Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

13 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 Mortgages: Rates on the Rise! Mortgage Volatility! Fed Tapering! Strict Lending and Condo Guidelines! It was the best of times... Mortgage rates are low. It was the worst of times Lending standards have stiffened considerably, rates on the rise, mortgage volatility, and FED tapering. For buyers, credit scores are critical these days and will have a real impact on your rates. Buyers meeting with lenders to become pre-qualified up front (before looking at condos) is more common. Sellers are starting to ask for proof of funds with offers too. This practice will become more prevalent as sellers are not looking to just the bottom line ask price but to the likelihood that the buyer will qualify for a mortgage. On the flipside, more sellers, especially on the high end, are getting appraisals performed before the home is marketed. Since appraisers have fewer comparables, certain segments are extremely hard to value using the old methods. Sellers may not agree with the appraisers numbers but at a minimum the seller will know what the buyer is looking at when the bank goes to underwrite the loan. Special thanks to Joseph Berg, VP Mortgage Banker Amber Sky Home Mortgage LLC (201) Direct joe@joebergmortgages.com The Pre-Approval Gone are the days where a mortgage professional should issue a pre-approval simply by speaking to you over the phone. Buyers must get their financial information verified, including tax returns and income statements. It will be a troubling and a tumultuous road through the mortgage process, if a buyer is not prepared to provide every minutae of documentation. Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

14 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 The Appraisal Challenge With limited inventory and rising prices in Hoboken, multiple bids/offers can drive up accepted prices. Buyers submitting offers MUST understand that lenders will only lend on the LESSER of the purchase price or appraised value when determining loan-to-value. If a buyer and seller agree to terms and the appraisal comes in lower than the purchase price, the buyer may have to make up the additional monies out of pocket to meet their loan terms. For Example: If a buyer agrees to put 20% down on a $700,000 condo, the down payment would be $140,000 with a $560,000 loan amount. If the appraisal comes in at $680,000.00, the buyer would need to put additional $20, down, increasing the down payment to $160,000. Down payments are something every buyer should be cognizant of, especially when in a bidding war. Sellers are looking for larger down payments when accepting offers on multiple bids and asking for appraisal contingency waivers when evaluating offers. 4 Key Questions For Condo Approvals The key questions when buying a condo in Hoboken are: 1. How many total units are in the building? How many are rentals? How many are Owner Occupied? 2. How many of the total units are delinquent on their HOA Fees? 3. Does the current budget for the association allocate 10% to their reserve account? 4. Is there any pending litigation? Buyers should get the answers to these questions upfront during attorney review. The answers can affect your interest rate, down payment amount, and ability to borrow. As an additional hurdle, Fannie Mae has new lending guidelines. There are more stringent requirements on the owner occupied percentage and the financials of the condo association. Additionally, building litigation by the homeowner's association, no matter how trivial, scares away most lenders. These new requirements are causing buyers to make last minute switches in lending institutions and delayed closings. Brian.murray@hobokenhomefinder.com EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

15 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 HISTORICAL TRENDS EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

16 Hoboken Real Estate Market Report: ANNUAL REPORT 2013 The Road Ahead? 350 Condos available Jan 2011, 186 Condos available Jan Condos available Jan 2013, 155 Available Jan 2013 The National Numbers EMPIRE Realty Group Information provided by Hudson County MLS, deemed reliable but not guaranteed.

17 Condos Sold 2013 Address Unit Sq Ft Days On Market Bedrooms Sold Price 647 GARDEN ST 2E $133, HARRISON ST $200, HUDSON ST 4A $225, BLOOMFIELD ST $233, CLINTON ST 5C $240, CLINTON ST 3C $247, BLOOMFIELD ST $252, ADAMS ST $252, WILLOW AVE $255, ADAMS ST 2L(3) $256, WASHINGTON ST 1C $257, MADISON ST $259, WILLOW AVE 5D $260, WASHINGTON ST $264, MONROE ST $265, GRAND ST $265, BLOOMFIELD ST $265, ST ST $265, MONROE ST $267, WILLOW AVE 3L $270, WASHINGTON ST 5R $270, MONROE ST 4R $270, ST ST 2L/ $272, WILLOW AVE 1a $273, WASHINGTON ST 4B 19 1 $273, MADISON ST $275, MADISON ST 5 (3L) $275, JEFFERSON ST 1L 77 1 $275, TH ST E4F $276, MONROE ST $276, MONROE ST 4C $280, MONROE ST 2B $280, WILLOW AVE 3R $280, MADISON ST $280, JEFFERSON ST $280, MONROE ST 4A $281, MONROE ST 4B $281, WILLOW AVE 4L $283, MONROE ST 4R $285, MONROE ST 1A $285, PARK AVE $286, JEFFERSON ST $286, JEFFERSON ST $287, ST ST 4S $287, BLOOMFIELD ST 3S $287, JEFFERSON ST 3S $287, WILLOW AVE 1D $289, MADISON ST $290, GARDEN ST $290, ADAMS ST 5B $290, JACKSON ST 3B $290, WILLOW AVE $290, WILLOW AVE $292, MADISON ST 1R $292, ST ST $295, PARK AVE 2R $298, WILLOW AVE 2L $299, WILLOW AVE $299, ADAM ST 5B 48 2 $299, WASHINGTON ST $300, ADAMS ST 3A 29 2 $305, ND AVE UNIT 2 1B 87 1 $305, MADISON ST $310, MADISON ST $310, MONROE ST 1A $310, GRAND ST 4L $311, MADISON ST 1L $313, NEWARK ST 2C $313, MADISON ST $314, PARK AVE $315, PARK AVE 4R $316, TH ST $319, PARK AVE 3R $319, CLINTON ST $320, TH ST $320, BLOOMFIELD ST $320, ADAMS ST $322, ADAMS ST $324,519 All information deemed reliable but not guaranteed

18 Condos Sold ADAMS ST 1L $325, PARK AVE 4A $325, MADISON ST 2R $325, WILLOW AVE $328, ADAMS ST 1R $329, PARK AVE $329, GRAND ST $330, WASHINGTON ST 4N $330, PARK AVE $331, TH ST $335, WILLOW AVE 4S $335, PARK AVE 3L $335, MONROE ST 1N $336, WILLOW AVE $337, MADISON ST 1B $337, BLOOMFIELD ST G $337, WILLOW AVE 5A $339, WILLOW AVE $340, MONROE ST $340, WASHINGTON ST 5N $340, GARDEN ST $340, WASHINGTON ST $340, MONROE ST $340, PARK AVE 3B $340, MADISON ST 3S/3L $342, WILLOW AVE $342, TH ST $345, WASHINGTON ST 2A $345, WASHINGTON ST $346, PARK AVE 2R $349, MONROE ST $349, MADISON ST 4A $350, WILLOW AVE $350, BLOOMFIELD ST 2C $350, MONROE ST 2FN $350, MONROE ST 1S $352, TH ST $352, WASHINGTON ST $353, MONROE ST $354, WILLOW AVE 4L $354, ST ST $355, MONROE ST 2FS $355, PARK AVE 2L $355, ADAMS ST 1A $359, TH ST 4L $360, PARK AVE $360, ADAMS ST $360, WASHINGTON ST 4R $362, MONROE ST $365, PARK AVE 2D $365, JEFFERSON ST 5C $365, JACKSON ST $365, GARDEN ST $367, TH ST $367, WILLOW AVE $367, WASHINGTON ST 2-R $367, PARK AVE 5R (10) $367, WASHINGTON ST 3R $368, MONROE ST $369, ADAMS ST $369, HUDSON ST A $370, WASHINGTON ST $370, MONROE ST 1N $370, WASHINGTON ST $370, PARK AVE 4N $370, JEFFERSON ST 4D $370, HARRISON ST $370, JACKSON ST 3F $372, BLOOMFIELD ST $375, WILLOW AVE $375, WILLOW AVE $375, GRAND ST 3E $375, WILLOW AVE 5A $375, HUDSON ST 5E $375, TH ST 2L 20 2 $375, PARK AVE $375, JACKSON ST $375, WILLOW AVE $375, ADAMS ST $375,100 All information deemed reliable but not guaranteed

19 Condos Sold JACKSON ST 2H $375, TH ST $376, TH ST E2H $376, MADISON ST 3C $379, MONROE ST 1s $379, JACKSON ST 2G $379, PARK AVE 4S $379, MADISON ST $380, WILLOW AVE $380, CLINTON ST $380, WILLOW AVE 3R $380, WILLOW AVE $380, MONROE ST 1R $380, MONROE ST $381, WILLOW AVE $381, WASHINGTON ST 3N $383, WILLOW AVE $385, WILLOW AVE 4L $385, PARK AVE 1R $385, MONROE ST $385, PARK AVE $385, WILLOW AVE $385, BLOOMFIELD ST 4D $385, WASHINGTON ST $390, MONROE ST $390, BLOOMFIELD ST 3A $390, GRAND ST $390, MONROE ST 2B 35 2 $390, WASHINGTON ST 5S $390, WILLOW AVE 4R/ $390, JEFFERSON ST $390, TH ST 2N $392, MADISON ST 1S $394, WILLOW AVE 5R $394, TH ST 1K $395, WILLOW AVE 3B $395, MONROE ST $395, TH ST 1Q $395, JEFFERSON ST 2R $395, TH ST 3L $399, WILLOW AVE $399, WILLOW AVE $399, GRAND ST 1C $399, WASHINGTON ST 5S $399, CLINTON ST 5D $399, GARDEN ST 5N $399, WILLOW AVE 5C $399, ST ST $399, WASHINGTON ST $400, BLOOMFIELD ST 3S $400, JACKSON ST $400, GRAND ST $400, TH ST $400, ST ST 4L $400, BLOOMFIELD ST B $400, ND ST $401, JEFFERSON ST $402, CLINTON ST 3B $402, GARDEN ST $405, MONROE ST $405, MADISON ST C $405, ST ST 5D $405, BLOOMFIELD ST $405, BLOOMFIELD ST $406, TH ST $406, WILLOW AVE 4N $408, TH ST 8N $409, JEFFERSON ST $409, HUDSON ST 8A $409, HUDSON ST $410, MADISON ST 2E $410, WASHINGTON ST 2-B $410, BLOOMFIELD ST B $410, WILLOW AVE $410, MONROE ST 3N $410, MONROE ST $410, CLINTON ST $412, RIVER ST $414, PARK AVE $414,900 All information deemed reliable but not guaranteed

20 Condos Sold BLOOMFIELD ST 4A $415, OBSERVER HIGHWAY 12-H $415, GRAND ST 2B $415, PARK AVE $415, JEFFERSON ST 4L $415, ST ST $415, WILLOW AVE 4R $417, WASHINGTON ST 2P $417, ST ST 8U $418, JEFFERSON ST $419, WASHINGTON ST $419, TH ST W3J $420, NEWARK ST 2D $420, ST ST 5U $420, GRAND ST 3L $420, WASHINGTON ST $420, MONROE ST $420, JEFFERSON ST 4C $421, HUDSON ST 2T $422, WILLOW AVE 3F $423, MONROE ST $423, GARDEN ST $424, ST ST $424, ST ST 12U $425, GRAND ST 1D $425, GRAND ST 2E $425, GRAND ST $425, GRAND ST 1F $425, HUDSON ST 3A $425, PARK AVE $425, WASHINGTON ST $426, WILLOW AVE $426, TH ST $427, TH ST $429, PARK AVE $430, WILLOW AVE $430, HUDSON ST 11S $430, GARDEN ST $430, BLOOMFIELD ST $430, PARK AVE 2B $430, NEWARK ST 4K $430, GRAND ST 4I $430, TH ST $430, GARDEN ST $431, ST ST $432, WILLOW AVE 1B $432, MADISON ST 2B $434, MONROE ST $434, HUDSON ST 10a $435, PARK AVE 3L $435, ADAMS ST $435, GARDEN ST 5J $435, WILLOW AVE $435, PARK AVE $435, PARK AVE $435, PARK AVE 7 (4L) $435, PARK AVE $435, CLINTON ST 3R $437, WILLOW AVE $437, WASHINGTON ST 3J $437, PARK AVE 4L $438, JEFFERSON ST 4C $438, JEFFERSON ST $439, WILLOW AVE 5F $439, WILLOW AVE 4R $439, GARDEN ST $440, GARDEN ST $440, GRAND ST 4F $440, TH ST 1L $440, ADAMS ST $440, GARDEN ST $440, TH ST $441, WILLOW AVE 2L $442, GRAND ST $442, BLOOMFIELD ST 2B $442, TH ST 2R $443, ADAMS ST 5B $443, JACKSON ST $444, NEWARK ST 8D 28 1 $444,000 All information deemed reliable but not guaranteed

21 Condos Sold HUDSON ST 2A $444, HUDSON ST 3t $445, NEWARK ST 3K $445, JEFFERSON ST 1L $445, WILLOW AVE 1R $445, TH ST 3E $445, WASHINGTON ST $445, BLOOMFIELD ST $447, TH ST E4C $448, ST ST $449, MONROE ST 3H $450, ST ST $450, JACKSON ST $450, PARK AVE 4D $450, GRAND ST 1G $450, MADISON ST 3E $450, HUDSON ST $450, HUDSON ST 10T $450, ADAMS ST $450, TH ST 3L $450, ADAMS ST $450, MONROE ST 2C $450, MADISON ST 3C $450, TH ST G $452, JEFFERSON ST $452, WILLOW AVE $455, WILLOW AVE 3R $455, ADAMS ST $455, GRAND ST $456, WILLOW AVE 2B/2L $457, JACKSON ST $457, JACKSON ST $457, WASHINGTON ST 1L $459, HUDSON ST $460, GARDEN ST 7J $460, HUDSON ST 9O $460, JACKSON ST $460, CLINTON ST 4C $460, ST ST 9T $460, MONROE ST 4B $460, HUDSON ST B $460, GARDEN ST $465, MADISON ST 2A $465, JEFFERSON ST 5C 7 2 $465, JACKSON ST $465, MONROE ST $467,500 2 CONSTITUTION CT $468, GRAND AVE $469, TH ST E3E $469, JEFFERSON ST $469, WILLOW AVE $469, CLINTON ST 3L $470, JACKSON ST $470, JEFFERSON ST B $470, JEFFERSON ST 2B $472, WILLOW AVE 2L $472, TH ST $475, WILLOW AVE $475, MONROE ST $475, HARRISON ST $475, GRAND ST $475, MAXWELL LANE $475, PARK AVE $475, TH ST 4C $475, GRAND ST 1D $475, ST ST 2T $476, WILLOW AVE $477, ND ST $477, GARDEN ST $479, WILLOW AVE 1L $479, OBSERVER HIGHWAY 7C $480, HUDSON ST 1E $480, MONROE ST $480, TH ST $480, GARDEN ST $480, WASHINGTON ST 3A $480, PARK AVE $480, WILLOW AVE $481, ST ST 8m $482,000 All information deemed reliable but not guaranteed

22 Condos Sold JEFFERSON ST 3B $482, MADISON ST 5C $482, TH ST $484, WASHINGTON ST $484, ND ST 5E $485, GRAND ST $485, JEFFERSON ST 2C $485, ADAMS ST $485, PARK AVE $485, HUDSON ST 9K $485, ST ST 4C $485, ST ST 9C $485, GARDEN ST $485, WASHINGTON ST 12W $485, GARDEN ST $488, ND ST $489, MONROE ST 3D $489, ADAMS ST $489, WILLOW AVE $490, PARK AVE 4A $490, MADISON ST 2B $490, JEFFERSON ST $490, OBSERVER HIGHWAY 9D $490, GRAND ST 5F $492, WILLOW AVE $493, MONROE ST 4A $494, WASHINGTON ST 5T $495, PARK AVE $495, WILLOW AVE $495, WILLOW AVE $495, JACKSON ST B $495, CLINTON ST $495, PARK AVE 4L $496, JEFFERSON ST $499, PARK AVE 3R $499, WASHINGTON ST 9J $499, CLINTON ST $499, MONROE ST $499, NEWARK ST 2A $499, PARK AVE 2A $500, WILLOW AVE 4A $500, WILLOW AVE 4F $500, MONROE ST $500, GARDEN ST $500, MONROE ST $500, ST ST 3N $501, GRAND ST C $501, MONROE ST 2B $501, TH ST $503, GRAND ST $504, ADAMS ST 1C 6 3 $505, TH ST 2b $505, ND ST $505, MADISON ST $505, WASHINGTON ST 7H $507, GRAND ST $509, BLOOMFIELD ST $510, NEWARK ST 6F $510, CLINTON ST $510, JEFFERSON ST 6A $510, GRAND ST $510, MONROE ST $510, HARRISON ST $510, PARK AVE $512, TH ST $515, CLINTON ST $515, PARK AVE $515, PARK AVE 5R $515, HUDSON ST 5B $515, WASHINGTON ST $515, GARDEN ST $515, MONROE ST $515, GARDEN ST 2nd Floor $515, HARRISON ST $515, WILLOW AVE 1L $516, TH ST $518, ST ST $519, MADISON ST $520, BLOOMFIELD ST $520,000 All information deemed reliable but not guaranteed

23 Condos Sold ST ST 14M $520, GRAND ST $520, WILLOW AVE 2A $522, ST ST 16PF $523, GARDEN ST $524, WASHINGTON ST $525, WILLOW AVE $525, MONROE ST A $525, HUDSON ST 2D $525, MONROE ST 2C $525, GARDEN ST 4th Fl $525, WILLOW AVE 2 (1R) $525, MONROE ST 3C $525, HUDSON ST 2B $525, WILLOW AVE $526, WASHINGTON ST 4C $527, PARK AVE $529, MADISON ST 2C $530, CLINTON ST 3A $530, HUDSON ST 6B $530, GARDEN ST $530, ADAMS ST 5I $530, ST ST 15M $532, ST ST 3P $534, MADISON ST 2B $535, ST ST 12N $535, CLINTON ST 2D $535, MADISON ST $535, ND ST 3A $535, GRAND ST 1H $537, ND ST 4F $537, WASHINGTON ST $538, CLINTON ST $538, WASHINGTON ST $539, ADAMS ST $540, NEWARK ST 6F $540, ADAMS ST 1R $540, WASHINGTON ST $540, NEWARK ST 7G $540, HARRISON ST $540, MONROE ST 6C $540, ST ST 15N $540, MADISON ST 4B $540, PATERSON AVE 5C $540, WASHINGTON ST 6s $541, MONROE ST 4C $545, JACKSON ST $545, GRAND ST $545, MADISON ST 5E $545, MONROE ST $545, MADISON ST 4C $545, ST ST 7Q $545, ST ST 6F $546, CLINTON ST 1G $547, ADAMS ST 3A $549, ADAMS ST $549, ST ST 8A $549, GRAND ST $549, ST ST 5G $550, MAXWELL LANE $550, MONROE ST D $550, MONROE ST $550, GRAND ST F $550, ADAMS ST $550, ST ST 3H $550, ND ST 4A $550, HUDSON ST 3B $552, NEWARK ST 8F $552, JACKSON ST $553, MONROE ST $553, MADISON ST 4E $554, PARK AVE $554, MONROE ST 5A $554, HUDSON ST 2C $555, JEFFERSON ST $555, ADAMS ST $555, CLINTON ST 4F $555, ST ST 16PK $555, ADAMS ST $555,000 All information deemed reliable but not guaranteed

24 Condos Sold GARDEN ST 4B $556, GARDEN ST 1L $559, ADAMS ST $559, JEFFERSON ST 11C $559, MADISON ST 6F $559, ADAMS ST 2L $559, MADISON ST 5N $560, HUDSON ST 4D $560, HUDSON ST $560, MADISON ST 5C $560, ADAMS ST 2E $560, GRAND ST $560, CLINTON ST 3B $561, MAXWELL LANE $561, NEWARK ST 4G $563, WASHINGTON ST 1A $564, MONROE ST $564, MONROE ST 6A $565, MADISON ST 4F $566, WASHINGTON ST $566, NEWARK ST 12G $567, ADAMS ST $567, MADISON ST 2E $568, MONROE ST $568, GARDEN ST $569, MONROE ST $570, ST ST 9Q $570, CLINTON ST $570, GARDEN ST $570, JEFFERSON ST $570, PARK AVE 5B $570, GRAND ST $571, WASHINGTON ST $571, MADISON ST 5B $572, HARRISON ST $573, ST ST 2W $574, ADAMS ST $574, MAXWELL LANE $575, MADISON ST 9B $575, OBSERVER HIGHWAY 11D $575, ND ST 2E $575, ST ST 8E $575, GRAND ST $575, MONROE ST $575, BLOOMFIELD ST $575, ADAMS ST $575, ADAMS ST 3D $575, GARDEN ST $575, JACKSON ST $575, PARK AVE $579, JEFFERSON ST $579, JACKSON ST 4B $580, MONROE ST 2B $580, JEFFERSON ST $580, MONROE ST $580, JACKSON ST $580, ADAMS ST $580, WASHINGTON ST $580, MONROE ST A $581, MADISON ST 6B $581, JACKSON ST 5D $583, JACKSON ST $584, JEFFERSON ST 5B $585, JEFFERSON ST 4E $585, ADAMS ST $585, ADAMS ST 2B $585, BLOOMFIELD ST $585, ST ST 15F $585, GRAND ST $585, GARDEN ST $586, GARDEN ST 2A $586, ADAMS ST $586, JACKSON ST 3D 53 2 $586, MONROE ST 4A $586, WASHINGTON ST $588, ADAMS ST 4G $589, ADAMS ST $589, JACKSON ST $590, ND ST 2A $590,000 All information deemed reliable but not guaranteed

25 Condos Sold MONROE ST 2A $590, ST ST 14Q $590, JEFFERSON ST 4B $590, GARDEN ST 4A $590, WILLOW AVE $590, ST ST 9W $592, JEFFERSON ST $593, WILLOW AVE $595, MONROE ST 2A $595, ST ST 11H $595, JACKSON ST 2C $595, ADAMS ST 3H $595, MONROE ST 5b $595, JEFFERSON ST 5A $595, MONROE ST $595, BLOOMFIELD ST $596, NEWARK ST 9F $598, ST ST 4W $598, ADAMS ST $598, MONROE ST 5B $599, CLINTON ST 2A $599, ST ST 13P $599, JEFFERSON ST 3B $599, CLINTON ST 4:00 AM $599, PARK AVE $599, JACKSON ST $599, MADISON ST 3H $599, MADISON ST 2H $599, WASHINGTON ST $599, JACKSON ST 3D $600, NEWARK ST 11F $600, MONROE ST $600, GRAND ST $600, WILLOW AVE $600, GARDEN ST $600, CLINTON ST 5B $600, ADAMS ST $601, CLINTON ST 2B $601, WASHINGTON ST $603, GRAND ST $605, WILLOW AVE 1L $605, ADAMS ST 5H $605, GARDEN ST GR $605, MAXWELL LANE $605, HUDSON ST 3F $605, PARK AVE $607, JEFFERSON ST 5e $607, JEFFERSON ST 6F $607, MONROE ST $608, PARK AVE $609, GRAND ST PHB $609, GRAND ST $610, GRAND ST 4F $610, WASHINGTON ST 9A $610, WASHINGTON ST $612, HUDSON ST $614, WASHINGTON ST $615, TH ST $615, CLINTON ST 4B $617, OBSERVER HIGHWAY $619, OBSERVER HIGHWAY $620, MONROE ST 4N $620, MADISON ST $620, ADAMS ST 4D $620, PARK AVE 6B $620, ADAMS ST 3D $621, GARDEN ST $622, TH ST 4A $624, JACKSON ST $625, ADAMS ST $625, OBSERVER HIGHWAY $625, HUDSON ST $625, MADISON ST $625, ADAMS ST 4J $625, MONROE ST 3F $625, CLINTON ST 3D $625, MONROE ST $626, GRAND ST $626, ST ST 14E $627,500 All information deemed reliable but not guaranteed

26 Condos Sold BLOOMFIELD ST $629, ADAMS ST $630, ADAMS ST 2L/ $630, GARDEN ST 2i $630, GRAND ST $630, WASHINGTON ST $631, ADAMS ST $632, PARK AVE $635, TH ST W2A $635, GRAND ST $635, NEWARK ST 2D $635, HUDSON ST $635, MADISON ST $636, CLINTON ST $639, ST ST 8K $639, BLOOMFIELD ST $639, WASHINGTON ST $639, WASHINGTON ST $640, MADISON ST 6C $641, TH ST E3K $641, MADISON ST 3-C $642, MONROE ST $645, BLOOMFIELD ST $645, MONROE ST $645, MAXWELL LANE $645, HUDSON ST $645, BLOOMFIELD ST $645, WASHINGTON ST 4B $646, WASHINGTON ST 2A $647, CLINTON ST $647, CLINTON ST 6B $649, ADAMS ST $649, ST ST $650, CLINTON ST 5D $650, PARK AVE $650, MONROE ST $650, TH ST $650, PARK AVE 2A $652, TH ST $652, OBSERVER HIGHWAY $654, OBSERVER HIGHWAY $655, ADAMS ST $655, MONROE ST $655, CLINTON ST 6C $657, MAXWELL LANE $657, TH ST #W3G $659, CLINTON ST $659, WASHINGTON ST $659, PARK AVE $660, HUDSON ST $660, WILLOW AVE 3B $660, JEFFERSON ST $660, MAXWELL LANE $660, MADISON ST $661, MONROE ST 3B $665, CLINTON ST 4A $665, PARK AVE 4C $665, BLOOMFIELD ST $665, HUDSON ST 5V $667, BLOOMFIELD ST $668, WASHINGTON ST $669, MAXWELL LANE $670, MONROE ST $670, MONROE ST $670, CLINTON ST 3E $673, MAXWELL LANE $673, HUDSON ST 10U $674, CLINTON ST $675, JACKSON ST $675, HUDSON ST $675, MONROE ST 2B $675, WILLOW AVE 4B $675, PARK AVE 4-C $675, OBSERVER HIGHWAY 4B $675, GRAND ST $676, MONROE ST $677, MAXWELL LANE $677, WILLOW AVE $680, JEFFERSON ST 5D $680,000 All information deemed reliable but not guaranteed

27 Condos Sold MONROE ST $680, TH ST $680, GARDEN ST 3A $680, PARK AVE 3-D $680, WASHINGTON ST $681, MAXWELL LANE $682, GARDEN ST 10I $685, BLOOMFIELD ST $685, WASHINGTON ST 10U $686, WASHINGTON ST $689, GRAND ST $689, MAXWELL LANE $690, MADISON ST $690, WASHINGTON ST 3B $690, ST ST $691, CLINTON ST 4C $695, HUDSON ST $695, OBSERVER HIGHWAY $695, CLINTON ST $695, MAXWELL LANE $698, WILLOW AVE $699, MAXWELL LANE $699, MAXWELL LANE $700, ADAMS ST 4B $700, GRAND ST $700, WILLOW AVE $700, ADAMS ST 2D $702, OBSERVER HIGHWAY $705, ADAMS ST 3D $705, MAXWELL LANE $705, MADISON ST $705, MADISON ST $705, JEFFERSON ST 3B $710, TH ST W5C $710, MAXWELL LANE $710, GARDEN ST 1B $711, HUDSON ST 4-N $715, MADISON ST $715, HARRISON ST $715, GRAND ST PHD $715, MAXWELL LANE $720, JEFFERSON ST $720, MAXWELL LANE $720, TH ST 3D $722,000 2 CONSTITUTION CT $725, CLINTON ST $725, TH ST $725, CLINTON ST $725, GARDEN ST $726,000 2 CONSTITUTION CT $730, GARDEN ST $730, TH ST $731, ADAMS ST 3B $732, MONROE ST 2D $735, OBSERVER HIGHWAY $735, MADISON ST 3A $735, WASHINGTON ST $735, TH ST 2B $735, MAXWELL LANE $745, MONROE ST $745, GRAND ST $749, JEFFERSON ST B $750, WILLOW AVE $759, WASHINGTON ST $760, JEFFERSON ST 2D $760, MAXWELL LANE $760, GARDEN ST $760, WASHINGTON ST 5X $768, JEFFERSON ST $770, WASHINGTON ST 1R $770, PARK AVE $770, WILLOW AVE $770, GRAND ST $770, TH ST W5H $775, MAXWELL LANE $775,000 2 CONSTITUTION CT $775, MONROE ST $775, MONROE ST $775, GRAND ST PHF $775,000 All information deemed reliable but not guaranteed