Two-Unit
For Sale
$589,000
123 Sargeant Avenue, Clifton, NJ 07013
Separate residential units offer one- and two-bedroom layouts within a multi-family property.
Property Size1,403 SF
Price / SF$419.81
Days on Market118
Property Features for 123 Sargeant Avenue
General Information
Standard status
Active
Size
1,403 SF
Property subtype
Multi-Family / Duplex
Zoning
Residential, Multi-Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,113
Amenities
Ceramic Tile, Linoleum, Wood
Brick, Vinyl
2
Full, Shared Storage, Tenant Storage, Walk-Out Access
3
All personal belongingsUnit #2 Refrigerator
2.0
0.0
No
Shingle, Sloping
Patio, Porch - Screened
Building Details
Year Built
1949
Listing Agency:
Christie's Int'l RE Group
(732) 456-7373
Listed By:
Gerald Stark · License #1541282
(732) 456-7373
Source:
Compass
Added: May 6
Changed: Aug 29
Last Checked: Aug 30 at 11:57PM
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 Christie's Int'l RE Group
Investment Insights
Based on property information with market context.
Located at 123 Sargeant Avenue in Clifton, New Jersey, this duplex contains two separate residential units with one- and two-bedroom configurations. The individual living spaces provide distinct household accommodations within one building.
Interior finishes include ceramic tile, linoleum, and wood, while the property also features a patio and screened porch. The building was constructed in 1949 and carries Residential, Multi-Family zoning. Shared and tenant storage areas, including walk-out access, are also identified.
Interior finishes include ceramic tile, linoleum, and wood, while the property also features a patio and screened porch. The building was constructed in 1949 and carries Residential, Multi-Family zoning. Shared and tenant storage areas, including walk-out access, are also identified.
Key Highlights
- Two residential units in one duplex
- One- and two‑bedroom unit configurations
- Residential, Multi‑Family zoning
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
$23,481
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
3.99%
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%
$469,620
$469.6K
Cap Rate 7%
$335,443
$335.4K
Cap Rate 9%
$260,900
$260.9K
Market Conditions
NOI Build-Up for 1,403 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
$35.9K $25.56/SF
− Vacancy
−$2.3K −$1.65/SF
EGI
$33.5K $23.91/SF
− OpEx
−$10.1K −$7.17/SF
NOI
$23.5K $16.74/SF
Area
Passaic County, NJ
Vacancy
6.46%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
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%
$469,620
Cap Rate 7%
$335,443
Cap Rate 9%
$260,900
Alternative Uses
Best Use
Multifamily LT 5
$335.4K
$293.5K – $391.4K
NOI $23,481 @ 7.0% cap · market cap 3.99%
Second Best
Apartment 5plus
$308.2K
$269.7K – $359.6K
NOI $21,575 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$366.4K
$320.6K – $427.4K
NOI $25,645 @ 7.0% cap · market cap 4.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,802
Businesses Nearby
Explore this area
Business Placement
Demographics for 07013, NJ
28,843
Population
12,005
Households
2.4
Avg Household Size
44
Median Age
41%
College-Educated
91%
High-School Grad
4.4 sq mi
ZIP Area
6,555
Density / Sq Mi
$119,291
Median Household Income
$59,413
Median Earnings
$1,696
Median Rent
$462,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Separate residential units offer one- and two-bedroom layouts within a multi-family property.
Where is this duplex located?
The property is located at 123 Sargeant Avenue Clifton, NJ.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: Two residential units in one duplex; One- and two‑bedroom unit configurations; Residential, Multi‑Family zoning
