Industrial Warehouse
For Sale
Contact for pricing
24 Sheridan Ave, Clifton, NJ 07011
M-2 industrial zoning supports warehouse operations in an established Northern New Jersey infill setting.
Property Size28,500 SF
Price / SF$175.44
Days on Market202
Property Features for 24 Sheridan Ave
General Information
Standard status
Active
Size
28,500 SF
Total Parking Spaces
25
Property subtype
Industrial
Zoning
M-2 (Industrial)
Additional Details
Highway Access
Yes
Listing Agency:
Wingate Advisors
Listed By:
Ariel Ben Ezra · License #10311210512
Source:
Crexi
Added: Feb 11
Changed: Aug 30
Last Checked: Sep 1 at 1:36AM
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 Wingate Advisors
Investment Insights
Based on property information with market context.
This 28,500-square-foot warehouse facility is located at 24 Sheridan Ave in Clifton, New Jersey. The property carries M-2 (Industrial) zoning and is positioned as an infill industrial asset within Northern New Jersey.
Regional access includes proximity to Route 3, the Garden State Parkway, I-80, and the New Jersey Turnpike. The facility is described as having loading capability and a functional warehouse layout, supporting its use as an industrial distribution or storage property.
Regional access includes proximity to Route 3, the Garden State Parkway, I-80, and the New Jersey Turnpike. The facility is described as having loading capability and a functional warehouse layout, supporting its use as an industrial distribution or storage property.
Key Highlights
- 28,500‑square‑foot warehouse facility
- M‑2 (Industrial) zoning
- Northern New Jersey infill industrial location
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
$388,439
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
7.77%
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%
$7,768,780
$7.8M
Cap Rate 7%
$5,549,129
$5.5M
Cap Rate 9%
$4,315,989
$4.3M
Market Conditions
NOI Build-Up for 28,500 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
$485.6K $17.04/SF
− Vacancy
−$28.7K −$1.01/SF
EGI
$457.0K $16.03/SF
− OpEx
−$68.5K −$2.41/SF
NOI
$388.4K $13.63/SF
Area
Passaic County, NJ
Vacancy
5.90%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
15.00%
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%
$7,768,780
Cap Rate 7%
$5,549,129
Cap Rate 9%
$4,315,989
Alternative Uses
Best Use
Warehouse
$5.55M
$4.86M – $6.47M
NOI $388,439 @ 7.0% cap · market cap 7.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.44M
$6.51M – $8.68M
NOI $520,934 @ 7.0% cap · market cap 10.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,562
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07011, NJ
41,691
Population
14,198
Households
2.9
Avg Household Size
37
Median Age
23%
College-Educated
85%
High-School Grad
3.1 sq mi
ZIP Area
13,449
Density / Sq Mi
$73,589
Median Household Income
$41,323
Median Earnings
$1,613
Median Rent
$403,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - M-2 industrial zoning supports warehouse operations in an established Northern New Jersey infill setting.
Where is this warehouse located?
The property is located at 24 Sheridan Ave Clifton, NJ.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 28,500‑square‑foot warehouse facility; M‑2 (Industrial) zoning; Northern New Jersey infill industrial location
