Warehouse and Commercial
For Sale
Contact for pricing
31 Van Houten, Paterson, NJ 07505
Brick masonry warehouse with five loading bays, office/assembly space, and basement storage with retail at the northern portion.
Property Size56,000 SF
Price / SF$127.86
Days on Market43
Property Features for 31 Van Houten
General Information
Standard status
Active
Size
56,000 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Clear Height
35 ft
Amenities
freight elevator
loading bays
access ramp
dormitory-style accommodations
Building Details
Construction
brick masonry
Listing Agency:
Keller Williams City Views Realty
(201) 998-8393
Listed By:
Tony Nabhan () · License #0562766
Source:
Ridgevalleyre
Added: Jul 21
Changed: Aug 23
Last Checked: Aug 31 at 5:03PM
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 Keller Williams City Views Realty
Investment Insights
Based on property information with market context.
This mixed-use warehouse and commercial facility is constructed with solid brick masonry and includes approximately 56,000 square feet of above-grade space plus an approximately 19,000-square-foot basement level. The warehouse level offers approximately 35-foot ceiling heights and is primarily configured for warehouse use, with additional assembly space, office areas, and dormitory-style accommodations. It currently operates as a large-scale sorting and recycling facility and includes five loading bays and an adjacent access ramp. A freight elevator services both the warehouse and basement levels to support internal movement of materials.
The basement level provides additional storage and maintenance space and includes retail functionality at the northern portion of the building. The property is situated in Paterson’s Great Falls district with convenient access to major highways, transportation routes, and surrounding commercial corridors.
The basement level provides additional storage and maintenance space and includes retail functionality at the northern portion of the building. The property is situated in Paterson’s Great Falls district with convenient access to major highways, transportation routes, and surrounding commercial corridors.
Key Highlights
- Approximately 56,000 SF above‑grade warehouse and commercial facility plus an approximately 19,000 SF basement level
- Brick masonry construction with warehouse ceiling heights of approximately 35 feet for large‑scale operations
- Warehouse currently configured as a large‑scale sorting and recycling facility with five loading bays and an adjacent access ramp
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
$636,733
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
8.89%
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%
$12,734,660
$12.7M
Cap Rate 7%
$9,096,186
$9.1M
Cap Rate 9%
$7,074,811
$7.1M
Market Conditions
NOI Build-Up for 56,000 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
$967.7K $17.28/SF
− Vacancy
−$58.1K −$1.04/SF
EGI
$909.6K $16.24/SF
− OpEx
−$272.9K −$4.87/SF
NOI
$636.7K $11.37/SF
Area
Paterson, NJ
Vacancy
6.00%
Lease Rate
$17.28 /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%
$12,734,660
Cap Rate 7%
$9,096,186
Cap Rate 9%
$7,074,811
Alternative Uses
Best Use
Warehouse
$11.05M
$9.66M – $12.89M
NOI $773,176 @ 7.0% cap · market cap 10.80%
Second Best
Industrial
$9.10M
$7.96M – $10.61M
NOI $636,733 @ 7.0% cap · market cap 8.89%
Theoretical Best
Office A
$14.62M
$12.79M – $17.06M
NOI $1,023,590 @ 7.0% cap · market cap 14.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
35 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,115
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07505, NJ
3,215
Population
1,692
Households
1.9
Avg Household Size
38
Median Age
12%
College-Educated
71%
High-School Grad
0.2 sq mi
ZIP Area
16,075
Density / Sq Mi
$33,311
Median Household Income
$33,520
Median Earnings
$1,113
Median Rent
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Pep's Grill & Pizza — 464 Chamberlain Ave, Paterson, NJ 07522
Frequently Asked Questions
What type of property is this?
Flex space - Brick masonry warehouse with five loading bays, office/assembly space, and basement storage with retail at the northern portion.
Where is this flex space located?
The property is located at 31 Van Houten Paterson, NJ.
What is the asking price?
The asking price for this property is $7,160,000.
What are key features of this property?
This property features: Approximately 56,000 SF above‑grade warehouse and commercial facility plus an approximately 19,000 SF basement level; Brick masonry construction with warehouse ceiling heights of approximately 35 feet for large‑scale operations; Warehouse currently configured as a large‑scale sorting and recycling facility with five loading bays and an adjacent access ramp
