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$1,198,888
260006967 MLS
A rare Union City mixed-use asset positioned right on the Bergenline Avenue commercial district—offering built-in visibility, strong demand, and 15-minute NYC access via public transportation through the Lincoln Tunnel. This is the kind of location investors and end users chase: high foot traffic, everyday convenience, and effortless connectivity. The property features a street-level commercial unit plus two residential apartments above, wrapped in an all-brick facade and enhanced with quadruple sheetrock for added sound separation. The main residence is a standout: a spacious 3-bedroom, 2-bath home spanning approximately 1,700 square feet, renovated in 2010 with stainless steel appliances and an easy, comfortable flow. The primary bath delivers a true spa feel with a stand-up shower, jetted jacuzzi tub, and an additional tub/shower. A separate east-facing studio with 1 full bath adds flexibility—ideal for supplemental rental income, extended guests, or a private workspace. Three separate kitchens support the building’s mixed-use layout, while a fully finished basement adds valuable bonus space and functionality. With separate utilities and a prime Bergenline address, this property offers multiple paths—investment, live-and-earn, or multi-stream income—in one of Hudson County’s most connected corridors.

2025 Bergenline Ave, Union City
$1,225,000
260006786 MLS
AN EXCEPTIONAL INVESTMENT OPPORTUNITY 6 FAMILY ALL 2 BEDROOMS 1 BATHROOM. IN A PRIME LOCATION WITHIN THE HEIGHTS. THIS WELL-MAINTAINED PROPERTY FEATURES UNITS THAT HAVE BEEN THOUGHTFULLY RENOVATED IN RECENT YEARS, SHOWCASING MODERN FINISHES SUCH AS GRANITE COUNTERTOPS, STAINLESS STEEL APPLIANCES, UPDATED BATHROOMS, AND NEW FLOORING THROUGHOUT. THE PROPERTY ALSO BENEFITS FROM UPDATED MAJOR SYSTEMS, INCLUDING NEWER HOT WATER HEATERS AND A FURNACE, HELPING TO MINIMIZE MAINTENANCE COSTS AND ENSURE LONG-TERM RELIABILITY. IDEALLY SITUATED JUST A FEW BLOCKS FROM THE ELEVATOR TO THE HOBOKEN LIGHT RAIL AND ONLY HALF A BLOCK FROM A DIRECT BUS TO NYC, THIS LOCATION OFFERS OUTSTANDING CONVENIENCE FOR COMMUTERS. RESIDENTS WILL ALSO ENJOY CLOSE PROXIMITY TO A VIBRANT SELECTION OF SHOPS, RESTAURANTS, AND NIGHTLIFE.WITH STRONG RENTAL APPEAL, LOW VACANCY POTENTIAL, AND CONSISTENT CASH FLOW, THIS IS A TRULY OUTSTANDING INVESTMENT OPPORTUNITY.

18 Graham Ave, Jc, Heights
$1,995,000
260006187 MLS
Renovated 6-family investment property in a prime Weehawken location at 179 Hackensack Plank Rd, offering immediate access to major transportation, the Hudson waterfront, and quick commutes into Manhattan. The building is 100% occupied with registered rents, providing stable, predictable cash flow from day one. The building and all units have been tastefully updated, reducing near-term maintenance and supporting strong tenant retention. Some improvements include a replacement of all 30+ Andersen windows, new roof, new kitchens and bathrooms, as well as a new outdoor deck. With a proven rental history, reliable tenancy, and continued appreciation in Weehawken’s high-demand market, this property offers excellent long-term upside for investors through gradual rent stabilization and sustained rental growth. A rare, low-maintenance multifamily opportunity in one of Hudson County’s most desirable communities. Inquire today for more information on this incredible opportunity. Building can be delivered vacant at closing.

179 Hackensack Plank Rd, Weehawken
$1,390,000
260006009 MLS
Discover this standout 4-unit mixed-use gem on Bayonne, NJ’s bustling Broadway. Four spacious 2BR/1.5BA apartments, each with in-unit washer/dryers and private balconies, ensure strong residential appeal and cash flow. Ground-floor pharmacy tenant adds reliable commercial income. Bonus: private backyard, full basement, and sprinkler system throughout. Ideal for investors seeking a great cap rate in a high-demand location. Don’t miss this turnkey opportunity!

808 Broadway, Bayonne
$1,390,000
260005826 MLS
Exceptional investment opportunity in the heart of Union City! This 9-unit multifamily building offers strong rental income potential in a prime location just minutes from NYC transportation, shopping, and dining. Well-maintained with solid tenant history, this property is ideal for investors seeking long-term value.

300 49th St, Union City
$1,400,000
260005611 MLS
A UNIQUE AND GREAT DEVELOPMENT OPPORTUNITY IN JERSEY CITY WEST BERGEN SECTION. MIXED USED FOR PERSONAL BUSINESS OR RENTAL AND VERY NEXT TO NEW DEVELOPMENTS COMING UP IN THE AREA WITH EASY ACCESS TO NYC BUST SOP DANFORTH AVE LIGHT RAIL AND MAJOR HIGHWAYS. 5 RESIDENTIAL UNITS AND 1 COMMERCIAL SPACE. WITH 4 CARS PARKING IN THE REAR OF BUILDING. SEPARATE UTILITIES AND ATTACHED IS A RENDERING OF WHAT THE POTENTIAL FOR THIS BUILDING IS. INVESTORS OPPORTUNITY

1709 John F Kennedy Blvd, Jc, West Bergen
$1,279,000
260005425 MLS
Welcome to 76 Bowers Street, a well-maintained mixed-use property offering the perfect blend of residential comfort and commercial potential in one of Jersey City’s most vibrant and rapidly growing neighborhoods. This versatile building features two spacious residential units situated above a street-level commercial space, 3 car parking, ideal for investors, owner-occupants, or entrepreneurs seeking live/work flexibility. Located just steps from popular local shops, parks, and transit options, 76 Bowers Street presents a rare opportunity to own a multi-unit property in a high-demand area with strong rental history and upside potential. Whether you're an investor seeking steady income or a business owner looking for a place to grow, this property delivers.

76 Bowers St, Jc, Heights
$800,000
260005414 MLS
This fantastic investment with lots of potential has just came to market! Buy these 6 units, in the heart of Union City, walking distance to Bergenline Ave, shops, cafes, banks, schools, houses of worship, local and NYC transportation, a stone's throw to Weehawken, Hoboken, Edgewater fine dining and shopping. Each apartment is approximately 650 soft of living space, 4 rooms each consisting of 2 bedrooms, living room, kitchen, 1 bathroom, totaling 3,900 sqft, large full unfinished basement with egress to the large backyard, separate gas, and electrical meters, security system. Landlord pay heat, water, and sewer. One unit will be delivered vacant and 5 fully rented. Sold As Is Where Is. All actual rents are registered with The rent leveling board. The landlord pays for heat, water, sewer and taxes. Tenants pay gas and electric.

208 38th St, Union City
$780,000
260005362 MLS
PHENOMENAL OPPORTUNITY TO PURCHASE THIS MIXED USE BUILDING & BUSINESS IN A HIGHLY VISIBLE LOCATION. MAIN FLOOR IS CURRENTLY IN OPERATION AS FRANK'S PIZZERIA - CURRENT OWNER HAS BEEN IN BUSINESS FOR 25 YEARS - PREVIOUS USE: PIZZERIA (APPROX 50 YEARS AS A WELL-KNOWN NEIGHBORHOOD PIZZERIA). FRONT SPACE OFFERS SEATING FOR DINING IN. ALL EQUIPMENT INCLUDED IN THE SALE. LOWER LEVEL USED FOR STORAGE. ACCESS TO BACKYARD FROM MAIN FLOOR PIZZERIA'S KITCHEN. SECOND FLOOR OFFERS UPDATED, TURN-KEY 2 BEDROOM APARTMENT WITH OPEN CONCEPT LIVING ROOM/DINING AREA/ KITCHEN AREA. RENOVATED FULL BATH. ACCESS TO OVERSIZED DECK FROM BEDROOM. DUCT WORK FOR CENTRAL AIR IN PLACE - UNIT NEEDS TO BE REPLACED. PLENTY OF ON STREET PARKING. ACCESS FROM ENTRY VESTIBULE TO SECOND FLOOR APARTMENT & SIDE ENTRANCE TO PIZZERIA. OWNER OCCUPIES THE 2ND FLOOR APARTMENT. BUILDING WILL BE VACATED UPON CLOSING. OPPORTUNITY TO CONTINUE AS A PIZZERIA - EMPLOYEES AGREEABLE TO REMAIN ON STAFF IF NEW OWNER REQUESTS.

4410 Bergen Turnpike, North Bergen
$850,000
260005220 MLS
Discover a prime investment opportunity in the heart of Union City! This fully-rented six-family property offers stable, reliable income in a thriving community just moments from New York City. Surrounded by major retailers, diverse restaurants, parks, and a vibrant cultural scene, this property sits at the perfect intersection of urban convenience and neighborhood charm. Union City is known for its vibrant arts, lively community events, and a rich array of culinary experiences that tenants absolutely love. This dynamic atmosphere not only enhances tenant satisfaction but also helps maintain strong occupancy.

614 Kennedy Blvd, Union City
$895,000
260005174 MLS
Discover a prime investment opportunity in the heart of Union City! This fully-rented six-family property offers stable, reliable income in a thriving community just moments from New York City. Surrounded by major retailers, diverse restaurants, parks, and a vibrant cultural scene, this property sits at the perfect intersection of urban convenience and neighborhood charm. Union City is known for its vibrant arts, lively community events, and a rich array of culinary experiences that tenants absolutely love. This dynamic atmosphere not only enhances tenant satisfaction but also helps maintain strong occupancy. Do not miss out on this opportunity!

513 Central Ave, Union City
$2,900,000
260005121 MLS
Opportunity meets vision with this rare double-lot commercial property totaling 5,000 square feet, ideally located in the sought-after Journal Square area on the border of the West Side. Currently operating as a place of worship, the property offers a solid structure with flexible interior space, making it ideal for redevelopment or adaptive reuse. Whether you're an investor or developer, this is a prime opportunity to renovate, repurpose, or pursue new construction. The generous lot size and footprint open the door to a compelling redevelopment concept. Envision a newly constructed four-story residential building designed with modern layouts, efficient living spaces, and strong long-term income potential. The vision includes a beautifully designed rooftop lounge deck for residents to relax, entertain, and take in stunning skyline views creating an elevated living experience that adds both lifestyle appeal and value. The existing use provides interim functionality while plans and approvals are secured. Conveniently located just up the street from NJ-440 and one block from JFK Boulevard, the property offers excellent access to public transportation, making commuting into NYC seamless. Surrounded by shopping, dining, and the vibrant culture of Jersey City, this location continues to see strong growth and demand. Bring your vision and strategy this is a unique opportunity to create something truly special.

177 Duncan Ave, Jc, Journal Square
$799,000
260005099 MLS
Three-story, six-unit apartment building with 2 bedrooms per unit; all tenants pay for heat and hot water, and the property features newer boilers and water heaters. Prime location just 0.25 miles from Bergenline Avenue, Union City’s main retail corridor, offering strong transit access, consistent rental demand, reduced vacancy risk, and appeal to NYC commuters seeking affordability without sacrificing connectivity.

711 25th St, Union City
$4,200,000
260004794 MLS
It is my pleasure to present this unique and rare opportunity in North Bergen, New Jersey. This property is currently a warehouse located in one of the most desirable areas of North Bergen—The Racetrack. The warehouse offers approximately 14,000 square feet, featuring two loading bays, parking, and 15-foot ceiling clearance. This property presents exceptional potential for a savvy investor. Whether you choose to continue using it as a warehouse, subdivide it into multiple spaces, or explore the possibility of developing an apartment complex, the opportunities are outstanding. Conveniently located near pharmacies, parks, schools, public transportation, and major shopping areas, the property is also just 10 minutes from the George Washington Bridge and 20 minutes from the Lincoln Tunnel. The building’s steel frame construction allows for fewer interior columns, providing more open space and flexibility for various uses. Opportunities like this are rare—don’t miss out.

9103 3rd Ave, North Bergen
$1,299,000
260004574 MLS
Turn-key investment opportunity! Legal 5-family corner property with strong income-producing potential. The building consists of four (4) 1-bedroom, 1-bathroom units and one (1) spacious 3-bedroom, 1-bathroom unit, offering a desirable mix that appeals to a variety of tenants. All utilities are separately metered, helping reduce owner expenses and simplify property management. The property is equipped with gas baseboard heating in all units. Additional features include a garage and parking for up to 3 vehicles. Situated on a desirable corner lot with convenient access to transportation, shopping, and local amenities. Ideal for investors seeking consistent cash flow, low operating expenses, and long-term appreciation potential. A great opportunity to add a solid multi-family asset to your investment portfolio.

180 Thorne St, Jc, Heights
$1,050,000
260004483 MLS
Mixed-Use Investment | Prime Broadway Location – North Bergen Calling all investors! Don’t miss this exceptional opportunity to own a fully leased mixed-use property at 7317 Broadway in North Bergen, offering immediate and stable cash flow in one of the area’s busiest commercial corridors. Situated on a 25 × 85 lot, this well-maintained building features three income-producing units, all currently rented. The ground floor retail/office space is occupied by a well-established skate shop benefiting from excellent street visibility and strong daily foot traffic along Broadway. The space includes a bright showroom, rear office/storage area, and a private bathroom. Above the retail store are two spacious residential apartments: Second Floor: 3 bedrooms, 1 bathroom and Third Floor: 3 bedrooms, 1 bathroom Both apartments provide reliable residential rental income and attractive layouts. Additional amenities include a basement with washer and dryer, storage space, and a large backyard. Located in the vibrant Upper North Bergen business district, the property is surrounded by a diverse mix of shops, restaurants, banks, salons, delis, and other neighborhood businesses—driving consistent activity and tenant demand. Property Highlights • Fully rented mixed-use investment • Retail storefront with excellent street visibility • Two 3-bedroom residential apartments • High pedestrian and vehicle traffic • Ample metered street parking along Broadway • Just two blocks from Boulevard East with convenient transportation to NYC A rare opportunity to acquire a stabilized mixed-use property in a prime North Bergen location. Contact for additional details and financials.

7317 Broadway, North Bergen
$2,215,000
260004400 MLS
Newly constructed 3-story mixed-use building (2024) offering a rare turnkey investment opportunity in the heart of Bayonne’s growing commercial corridor. The property features five residential units and one ground-floor commercial space, all thoughtfully designed with modern finishes, contemporary layouts, and in-unit laundry. The commercial space provides additional income stability and benefits from steady foot traffic along this active retail corridor. Bayonne continues to see significant growth and investment, including the recent groundbreaking of Paramount Studios, a major redevelopment project expected to bring jobs and economic activity to the area. Additionally, the new ferry service connecting Bayonne directly to Manhattan provides another convenient transit option, further enhancing the area’s appeal for residents and businesses alike. Positioned near the Hudson-Bergen Light Rail, NJ Transit bus lines, and Route 440, the property offers excellent regional connectivity while benefiting from the momentum of nearby developments such as Bay One luxury apartments. With strong in-place income, modern construction, and significant neighborhood growth, this property represents an exceptional opportunity for investors seeking a stable mixed-use asset with both immediate cash flow and long-term appreciation potential. *Also available as a package deal with the neighboring mixed-use property at 950 Broadway, presenting a rare opportunity to acquire two income-producing assets side by side.*

952 Broadway, Bayonne
$999,999
260004275 MLS
Rare opportunity to own a large two-story mixed use corner, brick building and a prime Bayonne location offering excellent investment and owner occupant potential. The first floor features a medical professional office of over 1800 ft.² currently configured with nine exam rooms, reception area, and waiting lobby, plus central AC, two parking spaces, and a partially finished basement with full bathroom. The commercial space is vacant, providing immediate opportunity for owner occupancy or new lease income. The upper levels include two residential apartments, generating strong rental income, creating an attractive cash flow investment. Highly visible corner close to the light rail, buses, shopping, restaurants, and major services making it ideal for both professional use and residential tenants. Excellent opportunity to acquire a well located mixed use building with income, exposure, and long-term upside in Bayonne.

989 Broadway, Bayonne
$1,600,000
260003840 MLS
507 32nd Street presents a rare mixed-use opportunity in the heart of Union City’s thriving Bergenline corridor. The property features approximately 2,400 sq ft of retail space with 11-foot ceilings, offering excellent visibility and flexibility for a wide range of businesses. Above the retail level are two additional stories of open space ready for build-out, with the potential to create up to four residential units, making it an ideal value-add investment. Situated on a 25 x 98 lot with 100% lot coverage, this three-story building benefits from exceptional foot traffic and prime exposure in one of Union City’s most active commercial districts. Whether for an investor seeking strong mixed-use potential or an owner-user looking to establish or expand their business, this property offers scale, location, and upside in a highly desirable setting.

507 32nd St, Union City
$975,000
260003167 MLS
Calling all investors, developers, and builders for this great mixed-use property in the best area of North Bergen. Expansion opportunity.

9028 Palisade Plaza, North Bergen
$2,999,000
260003055 MLS
Exceptional investment opportunity at 36 Vroom Street, Jersey City, NJ 07306. This well-maintained four-story multifamily building features a total of eight residential units, consisting of six spacious one-bedroom apartments and two generously sized two-bedroom units, offering an ideal and desirable unit mix for strong and consistent rental income. The property presents solid income-producing potential with steady tenant demand in a thriving rental market. Each unit offers functional layouts with ample natural light, comfortable living spaces, and practical floor plans that appeal to a wide range of renters. The building’s four-story structure maximizes rental capacity while maintaining manageable operating expenses. Ideally located in the Journal Square area of Jersey City, the property provides convenient access to public transportation, including PATH trains and major bus routes, making commuting to Manhattan and surrounding areas seamless. Residents enjoy close proximity to shopping centers, restaurants, parks, schools, and major highways. This is an outstanding opportunity for investors seeking stable cash flow, long-term appreciation, and a strategically located asset in one of Hudson County’s most desirable and continuously growing neighborhoods. The property presents solid income-producing potential with steady tenant demand in a thriving rental market. Each unit offers functional layouts with ample natural light, comfortable living spaces, and practical floor plans that appeal to a wide range of renters. The building’s four-story structure maximizes rental capacity while maintaining manageable operating expenses. Ideally located in the Journal Square area of Jersey City, the property provides convenient access to public transportation, including PATH trains and major bus routes, making commuting to Manhattan and surrounding areas seamless. Residents enjoy close proximity to shopping centers, restaurants, parks, schools, and major highways. This is an outstanding opportunity for investors seeking stable cash flow, long-term appreciation, and a strategically located asset in one of Hudson County’s most desirable and continuously growing neighborhoods.

36 Vroom St, Jc, Journal Square
$2,300,000
260002893 MLS
We are proud to present a rare and exceptional opportunity to own a true Bayonne landmark — the long-established Rincon De España restaurant and the mixed-use building it has called home since 1982. This package deal includes both the fully operational, turnkey restaurant and the income-generating building it occupies, located on Broadway in the heart of Bayonne’s bustling commercial corridor. Rincon De España has been a beloved staple of the community for over four decades, known for its authentic Spanish cuisine, warm hospitality, and deep local roots. The sale includes the full restaurant operation, complete with equipment, furnishings, a valuable liquor license and decades of brand recognition — offering a seamless transition for restaurateurs, investors, or anyone looking to carry on this legacy business. The restaurant offers seating for 180 guests in the main dining rooms and an additional 24 seats in the bar area, making it ideal for both casual dining and large gatherings. The building itself is equally impressive, featuring six total units: the restaurant on the ground floor and five residential apartments above — three one-bedroom units and two two-bedroom units. All apartments are fully leased, providing consistent monthly income, and each unit has separate utilities. In addition, the property includes 4 dedicated parking spaces in the rear — a valuable asset in this vibrant and growing part of town. Bayonne is experiencing continued revitalization, with commercial and residential demand on the rise. Whether you are an investor seeking a unique mixed-use asset, a restaurateur looking to expand into an up-and-coming market, or an entrepreneur envisioning your next big move, this property offers a compelling blend of stability, upside, and legacy. Opportunities like this — combining real estate, an operating business, and community heritage — are truly one of a kind. Don’t miss the chance to own a piece of Bayonne’s past, present, and future. This is more than a building, it's a business, a brand, and a community fixture.

614-616 Broadway, Bayonne
$1,250,000
260002772 MLS
Great commercial investment property located in the Jersey City Heights area. Conveniently located near-shopping areas, school, park, and public transportation to Journal Square and New York City, off Palisade Avenue. Six residential units with an annual leasing and month-to-month tenancy. Unit has three bedrooms and one bathroom. Tenant pays their own utilities. Street parking is always available.

28 Jefferson Ave, Jc, Heights
$600,000
260002321 MLS
Prime mixed-use property featuring a street-level restaurant with basement access offering potential for additional living space. Second floor includes a spacious two-bedroom unit with updated kitchen and open-concept living area. Ideal for investors or owner-occupants seeking multiple income opportunities. Conveniently located near transportation, shopping, and major routes. Great value and strong income potential.

230 Old Bergen Rd, Jc, Greenville
$849,000
260002044 MLS
Prime Mixed-Use Opportunity on Broadway! Well-located mixed-use property in a high-traffic Broadway corridor, just a few blocks from Braddock North Hudson County Park. The building consists of one retail unit and one residential unit, both fully occupied and currently on month-to-month leases with below-market rents, offering immediate upside potential. The retail space is home to a well-established Colombian restaurant, featuring a bathroom, full commercial kitchen, walk-in refrigerator, and a large high-ceiling basement ideal for storage, plus an additional bathroom. The residential unit offers three spacious bedrooms, including a primary bedroom with en-suite bath, and two full bathrooms in total. Both tenants are open to executing long-term leases at market rents with the new owner, making this an ideal asset for investors or owner-users seeking stable income with value-add potential in a prime location.

7409 Broadway, North Bergen
$1,199,000
260001992 MLS
Acquire a mint-condition 5-unit mixed-use property located on highly trafficked Monticello Avenue, just minutes from Journal Square, offering tremendous upside in rental income. The property features two income-producing commercial spaces and three residential apartments, separate utilities, no rent control, and has been fully renovated within the past 10 years. Well- maintained and centrally located, it provides convenient access to shopping, dining, schools, and public transportation to New York City, making it a prime, turn-key investment opportunity with strong long-term growth potential.

150 Monticello Ave, Jc, Journal Square
$824,000
260001544 MLS
Two story mixed-use building containing 3 commercial units and 2 residential apartments. Property is located in a high density construction zone.

591-593 60th St, West New York
$1,399,000
260001401 MLS
MAGNIFICENT SOLID BRICK BUILDING CORNER PROPERTY WITH 6 APTS AND ONE STORE WITH FULL BASEMENT ON THE BEST PART OF UNION CITY AND BERGENLINE AVE. STORE WITHOUT LEASE ONLY APARTMENTS WITH LEASE.

714-716 Bergenline Ave, Union City
$3,000,000
260001337 MLS
PRIME INVESTMENT OPPORTUNITY IN SOUGHT-AFTER JERSEY CITY HEIGHTS! Presenting a rare chance to acquire a fully occupied, mixed-use six-unit building in a highly central and rapidly developing area of Jersey City. This exceptional property is perfectly positioned for maximum visibility and enduring value. Property Highlights: Mixed-Use Asset: The building comprises four (4) residential units and two (2) commercial storefronts, offering diversified and stable income streams. Prime Location: Situated in the heart of Jersey City Heights, just steps from Christ Hospital, the property benefits from significant foot and vehicle traffic. Transit Hub: A commuter’s dream! The property is directly on a major bus line with a bus stop right in front, and the PATH train system is within walking distance, providing quick and easy access to Manhattan and surrounding areas. Strong Commercial Tenancy: One storefront is currently a leased pharmacy, a stable tenant that drives consistent traffic to the location. Growth Potential: Located just 1/2 mile from the vibrant Downtown Jersey City area, this neighborhood is experiencing significant growth and appreciation. This is a true prime real estate opportunity with immense income potential. Don’t miss your chance to own a piece of one of the hottest real estate markets in New Jersey. Ideal for investors seeking a high-performing asset in a transit-oriented location. Schedule your showing today!

212 Palisade Ave, Jc, Heights
$649,000
260001266 MLS
Warehouse plus two apartments a Three bedroom apartment and a one bedroom apt Gas heat great Income and great location.the rents monthly Warehouse $2,000,Three bedroom apartment $2750,and One bedroom $1800.One parking space.

586 54th St, West New York

The data relating to real estate for sale or rent on this web site comes in part from the IDX program of the HCMLS. Real estate listings held by brokerage firms other than our company are marked with the HCIDX mark and the information about them includes the name of the listing broker. The information provided by this website is for the personal, non-commercial use of consumers and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing or renting. Information is deemed reliable but not guaranteed.