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    The Largest CRE Database in the US with Over 1 Million Listings

    384-392 River St Paterson, NJ 07524

    Sponsored
    For Sale
    $1,500,000

    Commercial - Paterson City, NJ

    Property size:
    2,000 SF
    Lot size:
    0.07 Acres
    Days on Market:
    1
    Last Refresh:
    Feb 9 at 4:06 pm

    Property Features for 384-392 River St

    General Information

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

    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

    UNITED REAL ESTATE (888) 501-6953

    Listing agent ROBERTO SANCHEZ (888) 501-6953

    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.

    Learn more

    Property Insight Report

    Overview

    Mixed-Use Property in Paterson City

    This mixed-use property in Paterson City features four residential units on the second floor, each with two bedrooms, a living room, and a kitchen. Constructed around 1995, the units have modern, open layouts and separate utilities with gas baseboard heat. The current rents are under market value, with each unit renting month-to-month for $1200. The ground floor comprises four commercial units. Unit #1, formerly an upholstery shop, is available for rent at $2,000 per month and offers approximately 2000 square feet with a 12-foot overhead door. Unit #2 is occupied by a Karate/Gym with an office, a second-floor room, and restrooms, rented at $1650. Unit #3 is a tire shop, currently rented for $1,280, and Unit #4 is an auto repair shop, rented for $1680. The property is well-maintained and in good condition, consisting of two lots located at 384-386 River St (parking for tenants) and 386-390 River St. The property is situated in a convenient location, close to shopping, transportation to NYC, and major highways.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Auto shops

    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 spaces.
    Where is this mixed-use property located?
    The property is located at 384-392 River St Paterson, NJ.
    What is the asking price?
    The asking price for this property is $1,500,000.
    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
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    384-392 River St Paterson, NJ 07524
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    Paterson, NJ 07524
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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
    384-392 River St Paterson, NJ 07524
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    We can help!
    Listing Contact
    ROBERTO SANCHEZ
    (888) 501-6953
    Learn more
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