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    Totowa Office Building For Sale Title is generated by Realmo AI

    232 Union, Totowa, NJ 07512

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    For Sale
    $749,000

    Two-story office building in Totowa with flexible zoning.

    Type:Commercial
    Added:
    Jan 30, 2026
    Days on Market:
    125
    Last Refresh:
    Apr 5 at 9:08 pm

    Property Features for 232 Union

    General Information

    Standard status
    Active
    Property subtype
    Commercial

    We can help!

    Listing Contact
    LOURIE IUDICI

    Listing agent LOURIE IUDICI

    Listing office MODERN REALTY GROUP

    Listing date Jan 30, 2026

    Source Corcoran

    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 MODERN REALTY GROUP

    HighLights

    • High Visibility Location: Situated in a busy area with strong daytime traffic and proximity to Routes 80 and 46.
    • Zoning Flexibility: Zoned "4A" with permitted uses that support diverse professional and commercial activities.
    • Adaptable for a Wide Range of Professional Uses: Including medical, legal, accounting, salon, daycare, contractor office and even small retail (subject to local approvals).
    • Energy Efficient Systems: Solar and high‑efficiency utilities reduce ongoing operating costs.
    • Private Rear Parking: Accommodating approximately 4‑6 cars plus additional street parking.
    • Two‑Story Layout with Finished Basement: Offers versatility for reception, private offices, storage or support functions.

    Overview

    This two-story office building is located in a busy area of Totowa, New Jersey, offering high visibility and proximity to Routes 80 and 46. The property is zoned "4A" with permitted uses that support diverse professional and commercial activities. The finished basement includes a half bath and provides versatility for reception, private offices, storage, or support functions. Skylights draw ample natural light into the interior. The property includes air conditioning, storage space, and energy efficiency upgrades. Private rear parking accommodates approximately 4"6 cars, with additional street parking available. Energy-efficient systems include solar and high-efficiency utilities, projected to significantly lower electric expenses post-transfer. The property is classified and marketed as an office building with potential adaptability for a wide range of professional uses including medical, legal, accounting, salon, daycare, contractor office and even small retail, subject to local approvals. Its visibility, flexible use potential, and solid infrastructure make it an ideal headquarters for professional services or a profitable rental asset. Its compact footprint and turnkey condition offer buyers immediate usability with optional future expansion.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Totowa
    County
    Passaic
    State
    New Jersey
    Longitude
    -74.208
    Latitude
    40.9062

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    FAQs

    What type of property is this?
    Office building - Two-story office building in Totowa with flexible zoning.
    Where is this office building located?
    The property is located at 232 Union Totowa, NJ.
    What is the asking price?
    The asking price for this property is $749,000.
    What are key features of this property?
    This property features: High Visibility Location: Situated in a busy area with strong daytime traffic and proximity to Routes 80 and 46.; Zoning Flexibility: Zoned "4A" with permitted uses that support diverse professional and commercial activities.; Adaptable for a Wide Range of Professional Uses: Including medical, legal, accounting, salon, daycare, contractor office and even small retail (subject to local approvals).
    (201) 933-3366
    We can help!
    Listing Contact
    LOURIE IUDICI
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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