Industrial Property on 9
For Sale
$12,500,000
3500 S Clinton Ave, South Plainfield, NJ 07080
33,628 SF industrial property on 9.01 acres for sale.
Property Size33,628 SF
Lot Size9.01 Acres
Price / SF$371.71
Days on Market126
Property Features for 3500 S Clinton Ave
General Information
Standard status
Active
Size
33,628 SF
Lot size
9.01 Acres
Property subtype
Vacant-User
Building Details
Year Built
1964
Listing Agency:
Marcus & Millichap - New Jersey
(201) 742-6167
Listed By:
Scott Geller · License #License(s): NJ: 1649748
(201) 742-6167
Source:
Marcusmillichap
Added: Apr 3
Changed: Jul 10
Last Checked: Aug 6 at 3:27AM
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 Marcus & Millichap - New Jersey
Investment Insights
Based on property information with market context.
This 33,628 square foot industrial property is situated on 9.01 acres of land. The facility includes a small freezer, cooler, lab, and office components, in addition to warehouse space. The property features 22' clear heights throughout and minimal column obstructions. There are three exterior tailgate loading docks and ample outdoor storage space. The property is located less than a mile from Interstate 287, providing easy access to Interstate 95, Newark Liberty International Airport, and Port Newark. This offering presents a unique opportunity to redevelop the +/-9 acres into new Class A Industrial or a low coverage IOS site.
Key Highlights
- Prime redevelopment opportunity: +\/-9 acres for Class A Industrial or low coverage IOS site.
- Strategic location: Less than a mile from Interstate 287, with easy access to Interstate 95, Newark Liberty International Airport, and Port Newark.
- Significant warehouse space: 33,628 square feet facility.
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
$458,331
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
3.67%
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%
$9,166,620
$9.2M
Cap Rate 7%
$6,547,586
$6.5M
Cap Rate 9%
$5,092,567
$5.1M
Market Conditions
NOI Build-Up for 33,628 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
$573.0K $17.04/SF
− Vacancy
−$33.8K −$1.01/SF
EGI
$539.2K $16.03/SF
− OpEx
−$80.9K −$2.41/SF
NOI
$458.3K $13.63/SF
Area
Middlesex 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%
$9,166,620
Cap Rate 7%
$6,547,586
Cap Rate 9%
$5,092,567
Alternative Uses
Best Use
Warehouse
$6.55M
$5.73M – $7.64M
NOI $458,331 @ 7.0% cap · market cap 3.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.78M
$7.68M – $10.24M
NOI $614,666 @ 7.0% cap · market cap 4.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
429
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07080, NJ
24,261
Population
8,433
Households
2.9
Avg Household Size
41
Median Age
42%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
2,959
Density / Sq Mi
$126,161
Median Household Income
$61,777
Median Earnings
$1,928
Median Rent
$444,100
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.
Similar Off Market Nearby
- ABA Storage & Loading Dock Systems — 112 Sylvania Pl, South Plainfield, NJ 07080
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Frequently Asked Questions
What type of property is this?
Warehouse - 33,628 SF industrial property on 9.01 acres for sale.
Where is this warehouse located?
The property is located at 3500 S Clinton Ave South Plainfield, NJ.
What is the asking price?
The asking price for this property is $12,500,000.
What are key features of this property?
This property features: Prime redevelopment opportunity: +\/-9 acres for Class A Industrial or low coverage IOS site.; Strategic location: Less than a mile from Interstate 287, with easy access to Interstate 95, Newark Liberty International Airport, and Port Newark.; Significant warehouse space: 33,628 square feet facility.
