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    384-390 River St Paterson, NJ 07524

    View on Map
    For Sale
    $1,499,000

    Commercial - Paterson City, NJ

    Property size:
    2,000 SF
    Lot size:
    0.07 Acres
    Added:
    Feb 9, 2026
    Days on Market:
    52
    Last Refresh:
    Apr 2 at 12:06 am

    Property Features for 384-390 River St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    NA
    Rooms
    Basement
    Parking
    6
    Basement Y/N
    1
    Standard status
    Active
    Size
    2,000 SF
    Lot size
    0.07 Acres

    Taxes and HOA fees

    TaxYear
    2024
    TaxAnnualAmount
    28022

    Utilities

    Cooling system
    Multi Units

    Building Details

    Year built
    1930
    Floors in Building
    2
    Number of units
    8
    Flooring type
    Concrete, Tile, Wood
    Building materials
    Concrete
    Roof type
    Flat, Rubber
    Architectural style
    Other

    We can help!

    Listing Contact
    ROBERTO SANCHEZ

    Listing agent ROBERTO SANCHEZ

    Listing office UNITED REAL ESTATE 18-19 RIVER ROAD, Fair Lawn, NJ

    Listing date Feb 9, 2026

    MLS# 4008849 Listing URL

    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.

    Overview

    Paterson Mixed-Use Investment Opportunity

    This mixed-use property in Paterson City, NJ, features four two-bedroom residential units on the second floor and four commercial units on the ground floor. Constructed around 1995, the residential units have modern, open layouts, living rooms, kitchens, two bedrooms, and a bath. Each residential unit has separate utilities and gas baseboard heat. The ground floor units include a 2000-square-foot space formerly used as an upholstery shop with a 12-foot overhead door, currently available for rent at $2,000 per month. Another unit is occupied by a Karate/Gym with an office and a second-floor room with restrooms, rented at $1650. A tire shop occupies another unit, currently rented for $1,280, and an auto repair shop occupies the fourth unit, rented for $1680. The property consists of two lots, with parking for tenants located at 384-386 River St and the building located at 386-390 River St. The property is well-maintained and located conveniently close to shopping, transportation to NYC, and area highways.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Paterson
    County
    Passaic
    State
    New Jersey
    Longitude
    -74.16234
    Latitude
    40.92865

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    FAQs

    What type of property is this?
    Mixed-use property - Eight-unit mixed-use property with retail and residential components.
    Where is this mixed-use property located?
    The property is located at 384-390 River St Paterson, NJ.
    What is the asking price?
    The asking price for this property is $1,499,000.
    What are key features of this property?
    This property features: Mix‑use property with 4 residential units and 4 commercial shops provides diversified income streams.; Four 2‑bedroom residential units built around 1995, featuring modern open layouts and separate utilities.; Well‑maintained building consisting of two lots, including parking for tenants.
    (888) 501-6953
    We can help!
    Listing Contact
    ROBERTO SANCHEZ
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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