Duplex With Two Three-Bedroom
For Sale
$499,000
21 Rosa Parks Boulevard, Paterson, NJ 07524
Two separately configured units include one vacant residence and one occupied by tenants.
Property Size1,100 SF
Price / SF$453.64
Days on Market252
Property Features for 21 Rosa Parks Boulevard
General Information
Standard status
Active
Size
1,100 SF
Property subtype
Multi Family / 2-Two Story
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,479
Amenities
Yes
No
Asphalt Shingle
Unfinished
Vinyl Siding
Building Details
Year Built
1960
Buildings
1
Listing Agency:
ACCESS HOME REALTY
(201) 766-2565
Listed By:
WILLIAMS FLORES · License #303324
(201) 766-2565
Source:
Compass
Added: Dec 22, 2025
Changed: Aug 30
Last Checked: Aug 30 at 8:15PM
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 ACCESS HOME REALTY
Investment Insights
Based on property information with market context.
This two-family duplex, built in 1960, contains a three-bedroom, one-bath residence on each floor. The lower unit is vacant, while the upper unit has tenants in place. An unfinished basement and attic provide additional storage or space for future improvements, subject to applicable approvals. Exterior materials include vinyl siding and an asphalt shingle roof.
The property is located near parks, schools, and shopping centers, with access to major routes. New York City is approximately 30–45 minutes away by commute, according to the provided property information.
The property is located near parks, schools, and shopping centers, with access to major routes. New York City is approximately 30–45 minutes away by commute, according to the provided property information.
Key Highlights
- Two‑family duplex with a three‑bedroom, one‑bath unit on each floor
- First‑floor unit is vacant; second‑floor unit has tenants in place
- Unfinished basement and attic provide storage or future improvement space
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
$18,410
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
3.69%
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%
$368,200
$368.2K
Cap Rate 7%
$263,000
$263.0K
Cap Rate 9%
$204,556
$204.6K
Market Conditions
NOI Build-Up for 1,100 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
$28.1K $25.56/SF
− Vacancy
−$1.8K −$1.65/SF
EGI
$26.3K $23.91/SF
− OpEx
−$7.9K −$7.17/SF
NOI
$18.4K $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%
$368,200
Cap Rate 7%
$263,000
Cap Rate 9%
$204,556
Alternative Uses
Best Use
Multifamily LT 5
$263.0K
$230.1K – $306.8K
NOI $18,410 @ 7.0% cap · market cap 3.69%
Second Best
Apartment 5plus
$241.7K
$211.5K – $281.9K
NOI $16,916 @ 7.0% cap · market cap 3.39%
Theoretical Best
Office A
$287.2K
$251.3K – $335.1K
NOI $20,106 @ 7.0% cap · market cap 4.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,932
Businesses Nearby
Explore this area
Business Placement
Demographics for 07524, NJ
14,130
Population
4,670
Households
3
Avg Household Size
33
Median Age
13%
College-Educated
73%
High-School Grad
0.8 sq mi
ZIP Area
17,663
Density / Sq Mi
$50,033
Median Household Income
$31,934
Median Earnings
$1,386
Median Rent
$360,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separately configured units include one vacant residence and one occupied by tenants.
Where is this duplex located?
The property is located at 21 Rosa Parks Boulevard Paterson, NJ.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two‑family duplex with a three‑bedroom, one‑bath unit on each floor; First‑floor unit is vacant; second‑floor unit has tenants in place; Unfinished basement and attic provide storage or future improvement space
