McWhorter Street Investment
For Sale
$999,999
168 Mcwhorter St, Newark, NJ 07105
Commercial building in Newark's Ironbound, ideal for investment or redevelopment.
Property Size2,400 SF
Price / SF$416.67
Days on Market434
Property Features for 168 Mcwhorter St
General Information
Standard status
Active
Size
2,400 SF
Taxes and HOA fees
Annual Taxes
$13,880
Listing Agency:
RE/MAX FIRST REALTY II
(908) 664-1500
Listed By:
ROCCO LOBRACE
Source:
Corcoran
Added: Jun 4, 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.
The property at 168 McWhorter St is a commercial building located in the Ironbound section of Newark. The building, with a size of 2400 square feet, is offered for sale. Note that the sale includes the building only, and does not include the restaurant business currently occupying the space. The existing lease has less than one year remaining. The property is located in a high-traffic area. Also available are 170 McWhorter St and 68 Garden St, which may be purchased individually or as part of a bundled investment package. The property presents an investment opportunity with flexibility for future use or redevelopment.
Key Highlights
- Located in the highly desirable Ironbound section of Newark.
- Prime investment opportunity with commercial property.
- Existing lease has less than one year remaining, providing flexibility.
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
$36,651
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%
$733,020
$733.0K
Cap Rate 7%
$523,586
$523.6K
Cap Rate 9%
$407,233
$407.2K
Market Conditions
NOI Build-Up for 2,400 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
$57.6K $24.00/SF
− Vacancy
−$5.2K −$2.18/SF
EGI
$52.4K $21.82/SF
− OpEx
−$15.7K −$6.54/SF
NOI
$36.7K $15.27/SF
Area
ZIP 07105
Vacancy
9.10%
Lease Rate
$24.00 /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%
$733,020
Cap Rate 7%
$523,586
Cap Rate 9%
$407,233
Alternative Uses
Best Use
Retail
$523.6K
$458.1K – $610.9K
NOI $36,651 @ 7.0% cap · market cap 3.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$858.4K
$751.1K – $1.00M
NOI $60,088 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,901
Businesses Nearby
213k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 45%
Dining 29%
Groceries 22%
Home Improvements & Furnishings 2%
Seabra's Market
Groceries
47,485 visits/mo
0.4 miles
McDonald's
Dining
45,223 visits/mo
0.3 miles
Dollar Tree
Shops & Services
18,019 visits/mo
0.5 miles
BP
Shops & Services
14,035 visits/mo
0.4 miles
Exxon
Shops & Services
11,797 visits/mo
0.2 miles
Demographics for 07105, NJ
50,870
Population
20,608
Households
2.5
Avg Household Size
35
Median Age
15%
College-Educated
70%
High-School Grad
4.6 sq mi
ZIP Area
11,059
Density / Sq Mi
$55,752
Median Household Income
$33,175
Median Earnings
$1,600
Median Rent
$445,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial building in Newark's Ironbound, ideal for investment or redevelopment.
Where is this storefront property located?
The property is located at 168 Mcwhorter St Newark, NJ.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Located in the highly desirable Ironbound section of Newark.; Prime investment opportunity with commercial property.; Existing lease has less than one year remaining, providing flexibility.
