Mixed-Use Property with Warehouse and
For Sale
$12,000,000
1038 Main, Clifton, NJ 07011
Mixed-use property featuring warehouse space, office area, and six fully leased street-level retail storefronts.
Property Size26,000 SF
Price / SF$461.54
Days on Market13
Property Features for 1038 Main
General Information
Standard status
Active
Size
26,000 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Warehouse Space
5,000 SF
Taxes and HOA fees
Annual Taxes
$42,000
Amenities
Central Air Heating
Gas Heating
Hot Air Heating
Multi-Zone Heating
Building Details
Building Size
26,000 SF
Listing Agency:
COLDWELL BANKER, FORT LEE
(201) 461-5000
Listed By:
DEBORAH FELDER
Source:
Corcoran
Added: Jul 28
Changed: Aug 8
Last Checked: Aug 9 at 8:43AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of COLDWELL BANKER, FORT LEE
Investment Insights
Based on property information with market context.
1038 Main in Clifton, NJ offers a mixed-use development and income opportunity on Main Avenue. The property is approximately 26,000 SF and includes approximately 5,000 SF of warehouse space with high ceilings, along with office area and street-level retail. The first floor features six fully leased retail storefronts providing existing rental income.
Approved plans are included for eight residential apartments on the upper level. Framing and rough electrical work are already completed, which may reduce build-out time and cost. The approvals allow a two-story residential addition, with potential to expand to four stories by converting existing warehouse space into structured parking, subject to municipal approvals.
The property benefits from visibility along a busy commercial corridor and proximity to major highways, public transportation, and dense residential neighborhoods.
Approved plans are included for eight residential apartments on the upper level. Framing and rough electrical work are already completed, which may reduce build-out time and cost. The approvals allow a two-story residential addition, with potential to expand to four stories by converting existing warehouse space into structured parking, subject to municipal approvals.
The property benefits from visibility along a busy commercial corridor and proximity to major highways, public transportation, and dense residential neighborhoods.
Key Highlights
- Approximately 26,000 SF mixed‑use property on Main Avenue in Clifton, NJ
- Approximately 5,000 SF warehouse space with high ceilings
- Street‑level retail plus office area
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
$399,828
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
3.33%
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%
$7,996,560
$8.0M
Cap Rate 7%
$5,711,829
$5.7M
Cap Rate 9%
$4,442,533
$4.4M
Market Conditions
NOI Build-Up for 26,000 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
$780.0K $30.00/SF
− Vacancy
−$53.0K −$2.04/SF
EGI
$727.0K $27.96/SF
− OpEx
−$327.1K −$12.58/SF
NOI
$399.8K $15.38/SF
Area
Passaic County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$7,996,560
Cap Rate 7%
$5,711,829
Cap Rate 9%
$4,442,533
Alternative Uses
Best Use
Apartment 5plus
$5.71M
$5.00M – $6.66M
NOI $399,828 @ 7.0% cap · market cap 3.33%
Second Best
Retail
$5.30M
$4.64M – $6.19M
NOI $371,105 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$6.79M
$5.94M – $7.92M
NOI $475,238 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,562
Businesses Nearby
Explore this area
Business Placement
Demographics for 07011, NJ
41,691
Population
14,198
Households
2.9
Avg Household Size
37
Median Age
23%
College-Educated
85%
High-School Grad
3.1 sq mi
ZIP Area
13,449
Density / Sq Mi
$73,589
Median Household Income
$41,323
Median Earnings
$1,613
Median Rent
$403,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property featuring warehouse space, office area, and six fully leased street-level retail storefronts.
Where is this mixed-use property located?
The property is located at 1038 Main Clifton, NJ.
What is the asking price?
The asking price for this property is $12,000,000.
What are key features of this property?
This property features: Approximately 26,000 SF mixed‑use property on Main Avenue in Clifton, NJ; Approximately 5,000 SF warehouse space with high ceilings; Street‑level retail plus office area
