Light Manufacturing Building -
For Sale
Contact for pricing
109 West Shore Avenue, Dumont, NJ 07628
9,200 SF light manufacturing and warehouse building for sale.
Property Size9,200 SF
Price / SF$179.35
Days on Market100
Property Features for 109 West Shore Avenue
General Information
Standard status
Active
Size
9,200 SF
Property subtype
Retail, Industrial
Zoning
Residential
Building Details
Year Built
1960
Year Renovated
1970
Units
20
Listing Agency:
LB Commercial Realty
Listed By:
Samuel Boyarsky · License #NJ 0676712
Source:
Crexi
Added: May 20
Changed: Aug 24
Last Checked: Aug 26 at 1:52AM
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 LB Commercial Realty
Investment Insights
Based on property information with market context.
This 9,200 square foot building is suitable for light manufacturing and warehouse use.
Key Highlights
- Light Manufacturing Building
- Warehouse
- Year Built: 1960
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
$125,391
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
7.60%
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%
$2,507,820
$2.5M
Cap Rate 7%
$1,791,300
$1.8M
Cap Rate 9%
$1,393,233
$1.4M
Market Conditions
NOI Build-Up for 9,200 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
$156.8K $17.04/SF
− Vacancy
−$9.2K −$1.01/SF
EGI
$147.5K $16.03/SF
− OpEx
−$22.1K −$2.41/SF
NOI
$125.4K $13.63/SF
Area
Bergen County, NJ
Vacancy
5.90%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
15.00%
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%
$2,507,820
Cap Rate 7%
$1,791,300
Cap Rate 9%
$1,393,233
Alternative Uses
Best Use
Warehouse
$1.79M
$1.57M – $2.09M
NOI $125,391 @ 7.0% cap · market cap 7.60%
Second Best
Industrial
$1.48M
$1.29M – $1.72M
NOI $103,263 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $168,161 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
976
Businesses Nearby
Explore this area
Business Placement
Demographics for 07628, NJ
17,863
Population
6,781
Households
2.6
Avg Household Size
43
Median Age
47%
College-Educated
95%
High-School Grad
1.9 sq mi
ZIP Area
9,402
Density / Sq Mi
$125,585
Median Household Income
$60,663
Median Earnings
$1,778
Median Rent
$469,900
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?
Manufacturing property - 9,200 SF light manufacturing and warehouse building for sale.
Where is this manufacturing property located?
The property is located at 109 West Shore Avenue Dumont, NJ.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Light Manufacturing Building; Warehouse; Year Built: 1960
