Updated Quadplex with
For Sale
$1,350,000
Pending
11 N Mountain Ave, Montclair, NJ 07042
MULTI_FAMILY - Montclair Twp., NJ
Property Size3,579 SF
Lot Size0.31 Acres
Days on Market38
Property Features for 11 N Mountain Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
7
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 6, Bathroom 1, Bedroom 7, Bathroom 2, Bedroom 3, Bathroom 7, Bedroom 5, Bedroom 2, Bathroom 3, Bedroom 6, Bathroom 4, Bathroom 5, Basement, Bedroom 1, Bedroom 4
Parking
8
Patio and Porch features
Porch, Deck
Interior features
Carbon Monoxide Detector, Chandelier, Smoke Detector, Wood Floors
Exterior features
Deck, Open Porch(es), Partially Fenced, Sidewalk, Storm Window(s)
Fencing
Partial
Subdivision
in town
Elementary school
MAGNET
Middle school
MAGNET
High school
MONTCLAIR
Directions
Bloomfield Ave to N Mountain
Standard status
Pending
Size
3,579 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
26215
Utilities
Sewer type
Public Sewer
Heating system
Steam, Other (Heating)
Cooling system
Ceiling Fan(s)
Water source
Public
Building Details
Year built
1892
Floors in Building
3
Number of units
4
Roof type
Shingle
Architectural style
Other
Listing Agency:
COMPASS NEW JERSEY, LLC
(973) 315-8180
Listed By:
ERICA TRAVIS
(973) 315-8180
Added: Jul 16
Changed: Aug 18
Last Checked: Aug 22 at 7:06PM
MLS# 4041044
Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,579-square-foot center-hall colonial sits on 0.31 acres and is configured for four units under grandfathered approval for a legal boarding house. The property includes seven bedrooms, five updated bathrooms, hardwood flooring, original millwork, four fireplaces, pocket doors, and a renovated eat-in kitchen. A separate walk-out basement adds a living and dining area, one bedroom, a multipurpose room, a full bathroom, and a second renovated kitchen. Interior and exterior paint have been refreshed, while a spacious parking lot, deck, porch, and partial fencing provide additional improvements.
Built in 1892, the property is zoned for two-family use and benefits from public water and public sewer. It is near downtown shopping and restaurants, the Montclair Art Museum, local parks, and NYC transit. Windows, fireplaces, chimneys, and flues convey as is.
Built in 1892, the property is zoned for two-family use and benefits from public water and public sewer. It is near downtown shopping and restaurants, the Montclair Art Museum, local parks, and NYC transit. Windows, fireplaces, chimneys, and flues convey as is.
Key Highlights
- 3,579 square feet on a 0.31‑acre parcel
- Current four‑unit setup with grandfathered approval for a legal boarding house
- Seven bedrooms and five updated bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$59,899
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.44%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,197,980
$1.2M
Cap Rate 7%
$855,700
$855.7K
Cap Rate 9%
$665,544
$665.5K
Market Conditions
NOI Build-Up for 3,579 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$91.5K $25.56/SF
− Vacancy
−$5.9K −$1.65/SF
EGI
$85.6K $23.91/SF
− OpEx
−$25.7K −$7.17/SF
NOI
$59.9K $16.74/SF
Area
Essex County, NJ
Vacancy
6.46%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,197,980
Cap Rate 7%
$855,700
Cap Rate 9%
$665,544
Alternative Uses
Best Use
Multifamily LT 5
$855.7K
$748.7K – $998.3K
NOI $59,899 @ 7.0% cap · market cap 4.44%
Second Best
Apartment 5plus
$786.3K
$688.0K – $917.3K
NOI $55,038 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$934.5K
$817.7K – $1.09M
NOI $65,418 @ 7.0% cap · market cap 4.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
3,148
Businesses Nearby
Explore this area
Business Placement
Demographics for 07042, NJ
27,384
Population
11,682
Households
2.3
Avg Household Size
39
Median Age
67%
College-Educated
96%
High-School Grad
3.8 sq mi
ZIP Area
7,206
Density / Sq Mi
$127,083
Median Household Income
$75,856
Median Earnings
$2,017
Median Rent
$733,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Historic center-hall colonial with hardwood floors, original millwork, renovated kitchen, and public water and sewer.
Where is this quadplex located?
The property is located at 11 N Mountain Ave Montclair, NJ.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 3,579 square feet on a 0.31‑acre parcel; Current four‑unit setup with grandfathered approval for a legal boarding house; Seven bedrooms and five updated bathrooms
