Renovated Two-Unit
For Sale
$499,999
168 N Main St, Paterson, NJ 07522
Multi-Family, 2-Two Story, Paterson City, NJ
Property Size1,712 SF
Lot Size0.06 Acres
Price / SF$292.06
Days on Market9
Property Features for 168 N Main St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-3
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bedroom 5, Bathroom 1, Bedroom 4, Basement, Bathroom 2, Bedroom 2
Interior features
Fire Extinguisher, Smoke Detector, Vinyl-Linoleum Floors
Exterior features
Curbs, Sidewalk
Subdivision
Northside
Lot features
Level Lot
Elementary school
NUMBER 12
High school
JFK
Directions
Haledon Ave to N Main St.
Standard status
Active
Size
1,712 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5847
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Hot Water(Heating)
Water source
Public
Building Details
Year built
1888
Floors in Building
2
Number of units
2
Roof type
Flat
Architectural style
Other
Listing Agency:
KELLER WILLIAMS PROSPERITY REALTY · Keller Williams Realty
(973) 696-0077
Listed By:
DAVID EDWIN ARTEAGA
(973) 696-0077
Added: Aug 12
Changed: Aug 19
Last Checked: Aug 20 at 8:06AM
MLS# 4046361
Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 168 N Main St in Paterson, this two-family duplex contains 1,712 square feet on a 0.06-acre lot. The first-floor residence includes two bedrooms, an office, one full bathroom, and basement access to a washer and dryer. The second-floor residence offers three bedrooms, one bathroom, an in-unit washer and dryer, and an open living arrangement with a kitchen island.
The building has undergone interior renovations and is equipped with new furnaces and boilers. Additional features include vinyl-linoleum flooring, a flat roof, sidewalks, curbs, public water, and public sewer. Built in 1888, the property is zoned R-3 and is near schools, shopping, and public transportation.
The building has undergone interior renovations and is equipped with new furnaces and boilers. Additional features include vinyl-linoleum flooring, a flat roof, sidewalks, curbs, public water, and public sewer. Built in 1888, the property is zoned R-3 and is near schools, shopping, and public transportation.
Key Highlights
- Two‑family duplex with 1,712 square feet on a 0.06‑acre lot
- First‑floor unit includes 2 bedrooms, an office, and 1 full bathroom
- Second‑floor unit offers 3 bedrooms, 1 bathroom, and an open kitchen with island
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
$28,652
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
5.73%
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%
$573,040
$573.0K
Cap Rate 7%
$409,314
$409.3K
Cap Rate 9%
$318,356
$318.4K
Market Conditions
NOI Build-Up for 1,712 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
$43.8K $25.56/SF
− Vacancy
−$2.8K −$1.65/SF
EGI
$40.9K $23.91/SF
− OpEx
−$12.3K −$7.17/SF
NOI
$28.7K $16.74/SF
Area
Paterson, 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%
$573,040
Cap Rate 7%
$409,314
Cap Rate 9%
$318,356
Alternative Uses
Best Use
Multifamily LT 5
$409.3K
$358.2K – $477.5K
NOI $28,652 @ 7.0% cap · market cap 5.73%
Second Best
Apartment 5plus
$376.1K
$329.1K – $438.8K
NOI $26,327 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$447.0K
$391.2K – $521.6K
NOI $31,293 @ 7.0% cap · market cap 6.26%
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
1,440
Businesses Nearby
Explore this area
Business Placement
Demographics for 07522, NJ
23,345
Population
7,440
Households
3.1
Avg Household Size
31
Median Age
10%
College-Educated
77%
High-School Grad
0.9 sq mi
ZIP Area
25,939
Density / Sq Mi
$48,002
Median Household Income
$31,997
Median Earnings
$1,458
Median Rent
$264,000
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 - R-3 property with updated interiors, separate laundry arrangements, and public water and sewer service.
Where is this duplex located?
The property is located at 168 N Main St Paterson, NJ.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Two‑family duplex with 1,712 square feet on a 0.06‑acre lot; First‑floor unit includes 2 bedrooms, an office, and 1 full bathroom; Second‑floor unit offers 3 bedrooms, 1 bathroom, and an open kitchen with island
