Functional Commercial Property with
For Sale
$499,900
222 Valley Rd, Roselle Park, NJ 07204
Versatile commercial property with roll-up door, ideal for warehousing.
Property Size1,400 SF
Price / SF$357.07
Days on Market477
Property Features for 222 Valley Rd
General Information
Standard status
Active
Size
1,400 SF
Taxes and HOA fees
Annual Taxes
$7,250
Building Details
Year Built
1960
Listing Agency:
RE/MAX FIRST REALTY II
Listed By:
SUSELLE SALERMO · License #301161
(908) 418-0577
Source:
Corcoran
Added: May 14, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 RE/MAX FIRST REALTY II
Investment Insights
Based on property information with market context.
This versatile commercial property, with a size of 1400 square feet, is well-maintained and offers functionality and flexibility. It features a roll-up door with drive-in access, facilitating easy loading and unloading. Currently operating as a weld fabrication shop, the property is equipped with 3-phase electric and includes 1.5 bathrooms. A small office space provides a dedicated area for administrative tasks. The property consists of one unit and is outfitted with both heating and air conditioning, ensuring year-round comfort. This property offers potential for warehousing.
Key Highlights
- Roll‑up door with drive‑in access for easy loading and unloading.
- Equipped with 3‑phase electric, suitable for various commercial operations.
- Heating and air conditioning for year‑round comfort.
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
$19,081
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
3.82%
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%
$381,620
$381.6K
Cap Rate 7%
$272,586
$272.6K
Cap Rate 9%
$212,011
$212.0K
Market Conditions
NOI Build-Up for 1,400 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
$23.9K $17.04/SF
− Vacancy
−$1.4K −$1.01/SF
EGI
$22.4K $16.03/SF
− OpEx
−$3.4K −$2.41/SF
NOI
$19.1K $13.63/SF
Area
Union 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%
$381,620
Cap Rate 7%
$272,586
Cap Rate 9%
$212,011
Alternative Uses
Best Use
Warehouse
$272.6K
$238.5K – $318.0K
NOI $19,081 @ 7.0% cap · market cap 3.82%
Second Best
Industrial
$224.5K
$196.4K – $261.9K
NOI $15,714 @ 7.0% cap · market cap 3.14%
Theoretical Best
Office A
$365.6K
$319.9K – $426.5K
NOI $25,590 @ 7.0% cap · market cap 5.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
879
Businesses Nearby
Explore this area
Business Placement
Demographics for 07204, NJ
13,984
Population
5,373
Households
2.6
Avg Household Size
39
Median Age
39%
College-Educated
91%
High-School Grad
1.2 sq mi
ZIP Area
11,653
Density / Sq Mi
$104,418
Median Household Income
$55,974
Median Earnings
$1,585
Median Rent
$405,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Versatile commercial property with roll-up door, ideal for warehousing.
Where is this manufacturing property located?
The property is located at 222 Valley Rd Roselle Park, NJ.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Roll‑up door with drive‑in access for easy loading and unloading.; Equipped with 3‑phase electric, suitable for various commercial operations.; Heating and air conditioning for year‑round comfort.
