Historic Mixed-Use
New
For Sale
Contact for pricing
26-28 Main St, West Orange, NJ 07052
Commercially zoned building at a downtown corner location with flexible owner-user or investment potential.
Property Size8,517 SF
Price / SF$410.94
Days on Market4
Property Features for 26-28 Main St
General Information
Standard status
Active
Size
8,517 SF
Class
B
Total Parking Spaces
10
Property subtype
Retail, Multifamily, Mixed Use
Zoning
Commercial
Occupancy
81%
Lease Type
NNN
Investment Type
Owner/User
Net Operating Income
$118,543
Additional Details
Corner Location
Yes
Building Details
Year Built
1901
Year Renovated
2026
Units
6
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Jordan Baris Realty
Listed By:
Ellen Quentzel · License #NJ0787549
(862) 465-8139
Source:
Crexi
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 9:42PM
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 Berkshire Hathaway HomeServices Jordan Baris Realty
Investment Insights
Based on property information with market context.
Built in 1901, this mixed-use property contains 8,517 square feet within a historic building at 26-28 Main Street. The asset is situated on a corner in downtown West Orange and carries Commercial zoning, supporting a range of commercial and mixed-use considerations.
The property is offered for sale and may suit an owner-user or an investor evaluating an established downtown setting. Its Main Street position and corner placement provide a defined presence within the surrounding business district.
The property is offered for sale and may suit an owner-user or an investor evaluating an established downtown setting. Its Main Street position and corner placement provide a defined presence within the surrounding business district.
Key Highlights
- 8,517‑square‑foot mixed‑use property
- Built in 1901
- Commercial zoning
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
$130,974
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
3.74%
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%
$2,619,480
$2.6M
Cap Rate 7%
$1,871,057
$1.9M
Cap Rate 9%
$1,455,267
$1.5M
Market Conditions
NOI Build-Up for 8,517 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
$255.5K $30.00/SF
− Vacancy
−$17.4K −$2.04/SF
EGI
$238.1K $27.96/SF
− OpEx
−$107.2K −$12.58/SF
NOI
$131.0K $15.38/SF
Area
Essex County, NJ
Vacancy
6.80%
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%
$2,619,480
Cap Rate 7%
$1,871,057
Cap Rate 9%
$1,455,267
Alternative Uses
Best Use
Apartment 5plus
$1.87M
$1.64M – $2.18M
NOI $130,974 @ 7.0% cap · market cap 3.74%
Second Best
Retail
$1.74M
$1.52M – $2.03M
NOI $121,566 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$2.22M
$1.95M – $2.59M
NOI $155,677 @ 7.0% cap · market cap 4.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,895
Businesses Nearby
Explore this area
Business Placement
Demographics for 07052, NJ
48,867
Population
18,300
Households
2.7
Avg Household Size
42
Median Age
53%
College-Educated
92%
High-School Grad
12.0 sq mi
ZIP Area
4,072
Density / Sq Mi
$131,456
Median Household Income
$63,458
Median Earnings
$1,791
Median Rent
$527,200
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?
Mixed-use property - Commercially zoned building at a downtown corner location with flexible owner-user or investment potential.
Where is this mixed-use property located?
The property is located at 26-28 Main St West Orange, NJ.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 8,517‑square‑foot mixed‑use property; Built in 1901; Commercial zoning
