Both are good demographically. 

It's not super accessible to NYC compared to most of Hudson county and the demographics are much different than Jersey City/Union City/West New York/North Bergen, etc.

Just off the top of my head, things I would consider to be relevant in assessing the "health" of a community are demographics like the average age of people living there, percentage of the population who are home owners (as opposed to renters), average household income, recent economic growth of the region, the kind of jobs coming in to the region. 

I have studied the demographics in the area and there are definitely more families living there than students.

You'll be very successful if you set your targets ahead of time (capital going in, hold period, leverage, demographic, equity multiple and/or IRR).  

There exists many markets today where rental income can support housing prices, but those markets historically cash flowed much better given their local economy and demographic risks.

But my demographic may also need tweaking. 

I’m with @Ali Boone this is going to come down to specific area demographics.

Home is in standard working class demographic SFH 1-story 3/2/2 1980.  

In light of this, I guess the target demographic is not professional investors, but perhaps people who have heard that rental properties are a good investment, but aren't investment/finance saavy enough to do the analysis themselves.