Building Details

Building Size 11,500 SF

Year Built 1970

Stories 1

Listing Agency: c***@gmail.com Show Phone

Listed By: CLAUDIA TORRISI Show Phone

Source: Evrealestate

Added: May 19 Changed: Aug 24 Last Checked: Aug 28 at 7:56AM

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Investment Insights

Based on property information with market context.

This vacant, well-maintained masonry commercial property offers approximately 11,500 square feet of usable space with a large open floor plan and two showroom areas. The building is arranged as two buildings in one, split into approximately 7,500 square feet and 3,500 square feet. High ceilings and multiple access points support a flexible mix of commercial or industrial uses, subject to applicable approvals.

The property is positioned along an active business corridor in Union Township’s Vauxhall area, with proximity to major retailers and surrounding residential neighborhoods. Access is described as convenient to Interstate 78, the Garden State Parkway, and Route 82, supporting regional connectivity.

On-site, the larger unit includes two loading bays, while the smaller unit has one loading bay. The configuration also provides an option to tear down one unit for additional parking spaces if needed, subject to buyer due diligence and approvals. Buyers should perform their own due diligence regarding zoning, use, measurements, and flood zone status.

Key Highlights

• Vacant masonry commercial building built in 1970 with approximately 11,500 SF of usable space
• Two buildings in one: split into approximately 7,500 SF and 3,500 SF with multiple access points
• Includes two showroom areas, large open floor plan, and high ceilings

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

$177,606

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

8.88%

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%

$3,552,120 $3.6M

Cap Rate 7%

$2,537,229 $2.5M

Cap Rate 9%

$1,973,400 $2.0M

Market Conditions

NOI Build-Up for 11,500 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

$310.5K $27.00/SF

− Vacancy

−$37.3K −$3.24/SF

EGI

$273.2K $23.76/SF

− OpEx

−$95.6K −$8.32/SF

NOI

$177.6K $15.44/SF

Area

Union County, NJ

Vacancy

12.00%

Lease Rate

$27.00 /SF/Yr

Expense Ratio

35.00%

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%

$3,552,120

Cap Rate 7%

$2,537,229

Cap Rate 9%

$1,973,400

Alternative Uses

Best Use

Flex RnD

$2.54M

$2.22M – $2.96M (±1% cap)

NOI $177,606 @ 7.0% cap · market cap 8.88%

Second Best

Warehouse

$2.24M

$1.96M – $2.61M (±1% cap)

NOI $156,739 @ 7.0% cap · market cap 7.84%

Theoretical Best

Office A

$3.00M

$2.63M – $3.50M (±1% cap)

NOI $210,202 @ 7.0% cap · market cap 10.51%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Glass Plus LLC Kitchen & Bath Showroom

Suggested Use

Top Pick Hotel & Motel Real Estate Agency Big Box & Wholesale Store Storage Facility Grocery & Convenience Store Tattoo & Piercing Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

1,230

Businesses Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Demographics for 07088, NJ

3,580

Population

1,140

Households

3.1

Avg Household Size

39

Median Age

32%

College-Educated

86%

High-School Grad

0.3 sq mi

ZIP Area

11,933

Density / Sq Mi

$92,041

Median Household Income

$44,671

Median Earnings

$2,046

Median Rent

$343,700

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Vacant masonry building with large open space, two showroom areas, and multiple loading bays across two combined units.

Where is this flex space located?

The property is located at 1050 Valley St Vauxhall, NJ.

What is the asking price?

The asking price for this property is $2,000,000.

What are key features of this property?

This property features: Vacant masonry commercial building built in 1970 with approximately 11,500 SF of usable space; Two buildings in one: split into approximately 7,500 SF and 3,500 SF with multiple access points; Includes two showroom areas, large open floor plan, and high ceilings