Move-In Ready Corner
For Sale
$779,000
Pending
21 N 13Th St, Haledon, NJ 07508
Fully refreshed two-family with updated interiors, a finished basement, and a detached garage providing off-street parking value.
Property Size1,998 SF
Days on Market83
Property Features for 21 N 13Th St
General Information
Standard status
Pending
Size
1,998 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$16,870
Amenities
Natural Gas
Finished
Detached
2-Two Story
Building Details
Year Built
1930
Stories
2
Listing Agency:
SERHANT NEW JERSEY LLC
(917) 825-6470
Listed By:
LISA TUREK
(917) 825-6470
Source:
Evrealestate
Added: Jun 10
Changed: Aug 23
Last Checked: Aug 23 at 6:59AM
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 SERHANT NEW JERSEY LLC
Investment Insights
Based on property information with market context.
This move-in ready duplex features two updated units on a corner lot. Both apartments have new flooring, fresh paint, and generous natural light throughout. Unit 1 offers 3 bedrooms, 2 full bathrooms, and a large finished basement that adds meaningful bonus living space. Unit 2 includes 4 bedrooms, 1 bathroom, and a private balcony for outdoor use.
The property is positioned for everyday convenience, with a walk score of 71 and good transit score of 52. It also benefits from a detached garage and covered off-street parking. The setting is described as being directly across from a playground, and the area provides practical access to major routes 46, 80, and 23 for commuting.
This configuration is well-suited to an owner-occupant seeking separate living space while generating income, as well as investors looking for a refreshed two-family with multiple bedroom options and added basement space in Unit 1. The detached garage and parking practicality can be a differentiator for tenant comfort, especially given the mention of off-street parking scarcity in the area.
The property is positioned for everyday convenience, with a walk score of 71 and good transit score of 52. It also benefits from a detached garage and covered off-street parking. The setting is described as being directly across from a playground, and the area provides practical access to major routes 46, 80, and 23 for commuting.
This configuration is well-suited to an owner-occupant seeking separate living space while generating income, as well as investors looking for a refreshed two-family with multiple bedroom options and added basement space in Unit 1. The detached garage and parking practicality can be a differentiator for tenant comfort, especially given the mention of off-street parking scarcity in the area.
Key Highlights
- Fully refreshed 2‑family built in 1930 with updated flooring and fresh paint throughout both units
- Unit 1 features 3 bedrooms, 2 full bathrooms, and a huge finished basement for added living/bonus space
- Unit 2 offers 4 bedrooms, 1 bathroom, plus a large private balcony
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
$33,439
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
4.29%
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%
$668,780
$668.8K
Cap Rate 7%
$477,700
$477.7K
Cap Rate 9%
$371,544
$371.5K
Market Conditions
NOI Build-Up for 1,998 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
$51.1K $25.56/SF
− Vacancy
−$3.3K −$1.65/SF
EGI
$47.8K $23.91/SF
− OpEx
−$14.3K −$7.17/SF
NOI
$33.4K $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%
$668,780
Cap Rate 7%
$477,700
Cap Rate 9%
$371,544
Alternative Uses
Best Use
Multifamily LT 5
$477.7K
$418.0K – $557.3K
NOI $33,439 @ 7.0% cap · market cap 4.29%
Second Best
Apartment 5plus
$438.9K
$384.1K – $512.1K
NOI $30,725 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$521.7K
$456.5K – $608.7K
NOI $36,520 @ 7.0% cap · market cap 4.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,205
Businesses Nearby
Explore this area
Business Placement
Demographics for 07508, NJ
23,959
Population
8,608
Households
2.8
Avg Household Size
39
Median Age
30%
College-Educated
89%
High-School Grad
5.0 sq mi
ZIP Area
4,792
Density / Sq Mi
$94,611
Median Household Income
$47,295
Median Earnings
$1,749
Median Rent
$444,600
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 - Fully refreshed two-family with updated interiors, a finished basement, and a detached garage providing off-street parking value.
Where is this duplex located?
The property is located at 21 N 13Th St Haledon, NJ.
What is the asking price?
The asking price for this property is $779,000.
What are key features of this property?
This property features: Fully refreshed 2‑family built in 1930 with updated flooring and fresh paint throughout both units; Unit 1 features 3 bedrooms, 2 full bathrooms, and a huge finished basement for added living/bonus space; Unit 2 offers 4 bedrooms, 1 bathroom, plus a large private balcony
