Three-Family Income Property with
For Sale
$749,000
Pending
165 S Clinton St, East Orange, NJ 07018
MULTI_FAMILY - East Orange City, NJ
Property Size4,086 SF
Lot Size0.12 Acres
Days on Market160
Property Features for 165 S Clinton St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
7
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 4, Bathroom 1, Bedroom 7, Bedroom 6, Bathroom 2, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 5, Bathroom 3, Bedroom 3
Parking
6
Interior features
Carbon Monoxide Detector, Fire Extinguisher, Smoke Detector, Wood Floors
Exterior features
Metal Fence
Fencing
Fenced
Subdivision
Brick Church Station
Lot features
Level Lot
Elementary school
J COCHRAN
Middle school
P HEALY
High school
E ORANGE
Directions
Park Ave to S Clinton St
Standard status
Pending
Size
4,086 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
16752
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
built-in garage
gated driveway
Building Details
Year built
2005
Floors in Building
3
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
COMPASS NEW JERSEY, LLC
(973) 315-8180
Listed By:
CARLOS TAM
(973) 315-8180
Added: Mar 24
Changed: Aug 18
Last Checked: Aug 30 at 9:06AM
MLS# 4016349
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.
Newly constructed in 2005, this three-family income-producing property is designed for low-maintenance ownership. The exterior features a light brick exterior and a metal fence, and the home includes a built-in garage and a gated driveway with multiple off-street parking spaces. Separate utilities are in place, and the property is served by public water and public sewer. Interior features include wood floors along with smoke detectors and a carbon monoxide detector.
Each unit operates on a month-to-month basis. The property is heated with forced air and cooled with central air. The roof is shingle, and the home has fencing that supports added privacy and control of access.
With a convenient East Orange location and walkable access to East Orange Station for direct service to New York Penn Station, the property fits well for tenants who commute to Manhattan. The surrounding area includes access to shopping, parks, and major highways.
Each unit operates on a month-to-month basis. The property is heated with forced air and cooled with central air. The roof is shingle, and the home has fencing that supports added privacy and control of access.
With a convenient East Orange location and walkable access to East Orange Station for direct service to New York Penn Station, the property fits well for tenants who commute to Manhattan. The surrounding area includes access to shopping, parks, and major highways.
Key Highlights
- Built in 2005 three‑family income property
- Gated driveway plus multiple off‑street parking spaces
- Built‑in garage and light brick exterior
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
$68,384
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
9.13%
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%
$1,367,680
$1.4M
Cap Rate 7%
$976,914
$976.9K
Cap Rate 9%
$759,822
$759.8K
Market Conditions
NOI Build-Up for 4,086 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
$104.4K $25.56/SF
− Vacancy
−$6.7K −$1.65/SF
EGI
$97.7K $23.91/SF
− OpEx
−$29.3K −$7.17/SF
NOI
$68.4K $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%
$1,367,680
Cap Rate 7%
$976,914
Cap Rate 9%
$759,822
Alternative Uses
Best Use
Multifamily LT 5
$976.9K
$854.8K – $1.14M
NOI $68,384 @ 7.0% cap · market cap 9.13%
Second Best
Apartment 5plus
$897.6K
$785.4K – $1.05M
NOI $62,835 @ 7.0% cap · market cap 8.39%
Theoretical Best
Office A
$1.07M
$933.6K – $1.24M
NOI $74,686 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
2,520
Businesses Nearby
Explore this area
Business Placement
Demographics for 07018, NJ
30,429
Population
13,107
Households
2.3
Avg Household Size
36
Median Age
25%
College-Educated
86%
High-School Grad
1.7 sq mi
ZIP Area
17,899
Density / Sq Mi
$59,039
Median Household Income
$39,630
Median Earnings
$1,410
Median Rent
$314,100
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?
Triplex - Newer three-family built in 2005 with central air, forced-air heat, and a gated driveway with off-street parking.
Where is this triplex located?
The property is located at 165 S Clinton St East Orange, NJ.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Built in 2005 three‑family income property; Gated driveway plus multiple off‑street parking spaces; Built‑in garage and light brick exterior
