Branchbrook Park Manor Assisted
For Sale
Contact for pricing
Pending
212-214 Clifton Ave, Newark, NJ 07104
Assisted living facility near Branch Brook Park for sale.
Property Size5,958 SF
Days on Market208
Property Features for 212-214 Clifton Ave
General Information
Standard status
Pending
Size
5,958 SF
Property subtype
Hospitality, Multifamily, Senior Living
Listing Agency:
Legacy Commercial Realty, LLC
Listed By:
Christopher Axentiou, Jr. · License #NJ0000
Source:
Crexi
Added: Jan 25
Changed: Aug 14
Last Checked: Aug 20 at 1:55PM
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 Legacy Commercial Realty, LLC
Investment Insights
Based on property information with market context.
The Branchbrook Park Manor is a 5,958-square-foot, three-story assisted living facility located at 212–214 Clifton Avenue in Newark, New Jersey. It is positioned steps from Branch Brook Park in the Forest Hill neighborhood. The property is a fully operational residential health care and living home near major transportation routes, downtown Newark, and regional medical centers. The sale includes the real estate, the business, and all furniture and fixtures. Branchbrook Park Manor represents an investment opportunity in Northern New Jersey’s senior housing market.
Key Highlights
- Fully operational 5,958 sq ft assisted living facility.
- Includes real estate, business, furniture, and fixtures.
- Prime location in the desirable Forest Hill neighborhood, Newark, NJ.**
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
$93,293
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
6.66%
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%
$1,865,860
$1.9M
Cap Rate 7%
$1,332,757
$1.3M
Cap Rate 9%
$1,036,589
$1.0M
Market Conditions
NOI Build-Up for 5,958 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
$178.7K $30.00/SF
− Vacancy
−$9.1K −$1.53/SF
EGI
$169.6K $28.47/SF
− OpEx
−$76.3K −$12.81/SF
NOI
$93.3K $15.66/SF
Area
ZIP 07104
Vacancy
5.10%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,865,860
Cap Rate 7%
$1,332,757
Cap Rate 9%
$1,036,589
Alternative Uses
Best Use
Apartment 5plus
$1.33M
$1.17M – $1.55M
NOI $93,293 @ 7.0% cap · market cap 6.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.88M
$1.65M – $2.20M
NOI $131,922 @ 7.0% cap · market cap 9.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,747
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07104, NJ
54,051
Population
21,762
Households
2.5
Avg Household Size
35
Median Age
21%
College-Educated
71%
High-School Grad
2.5 sq mi
ZIP Area
21,620
Density / Sq Mi
$51,199
Median Household Income
$36,139
Median Earnings
$1,343
Median Rent
$337,400
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Day Care Emily's — 257 lake st, newark, nj 07104
- Holy Family Convent — 256 orange st, newark, nj 07103
- Branch Brook Park Manor, Inc. — 212 Clifton Ave, Newark, NJ 07104
Frequently Asked Questions
What type of property is this?
Assisted living facility - Assisted living facility near Branch Brook Park for sale.
Where is this assisted living facility located?
The property is located at 212-214 Clifton Ave Newark, NJ.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Fully operational 5,958 sq ft assisted living facility.; Includes real estate, business, furniture, and fixtures.; Prime location in the desirable Forest Hill neighborhood, Newark, NJ.**
