Mixed-Use Investment
For Sale
$999,900
Pending
26 Lakeside Ave, Pompton Lakes, NJ 07442
Mixed-use property with retail, commercial, and residential income.
Property Size6,500 SF
Lot Size0.24 Acres
Days on Market231
Property Features for 26 Lakeside Ave
General Information
Standard status
Pending
Size
6,500 SF
Lot size
0.24 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$19,715
Amenities
Central air
Asphalt Shingle Roof
4+ Units Cooling
4+ Units Heating
Assigned
Blacktop Driveway
Forced Hot Air Heating
Irregular Lot
Building Details
Year Built
1930
Listing Agency:
KELLER WILLIAMS PROSPERITY REALTY
(973) 696-0077
Listed By:
MICHELE BELFIORE
(201) 337-6600
Source:
Corcoran
Added: Jan 16
Changed: Aug 8
Last Checked: Jul 23 at 7:34AM
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 KELLER WILLIAMS PROSPERITY REALTY
Investment Insights
Based on property information with market context.
This mixed-use property in Pompton Lakes presents an investment opportunity with a blend of commercial, retail, and residential spaces. The property features three storefronts on the street level: Pompton Cycle store (900 sq. ft.), Patch (1200 sq. ft.), and Sneaker Arcade Store (1200 sq. ft.). The ground level in the rear of the storefronts includes a commercial space of 1806 sq. ft. Additionally, there is a 2-bedroom apartment on the second floor, currently rented at $1,400 per month. A garage space of 884 sq. ft. is also part of the property and is rented at $685 per month. The total property size is 6500 sq. ft.
Key Highlights
- Income‑producing mixed‑use property with commercial, retail, and residential spaces.
- Three street‑level storefronts (Pompton Cycle, Patch, Sneaker Arcade).
- Additional commercial space (1806 sq ft) at ground level in the rear.
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
$80,730
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
8.07%
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%
$1,614,600
$1.6M
Cap Rate 7%
$1,153,286
$1.2M
Cap Rate 9%
$897,000
$897.0K
Market Conditions
NOI Build-Up for 6,500 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
$140.4K $21.60/SF
− Vacancy
−$11.2K −$1.73/SF
EGI
$129.2K $19.87/SF
− OpEx
−$48.4K −$7.45/SF
NOI
$80.7K $12.42/SF
Area
Passaic County, NJ
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,614,600
Cap Rate 7%
$1,153,286
Cap Rate 9%
$897,000
Alternative Uses
Best Use
Retail
$1.33M
$1.16M – $1.55M
NOI $92,776 @ 7.0% cap · market cap 9.28%
Second Best
Mixed Use
$1.15M
$1.01M – $1.35M
NOI $80,730 @ 7.0% cap · market cap 8.07%
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $118,810 @ 7.0% cap · market cap 11.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
925
Businesses Nearby
96k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 44%
Shops & Services 25%
Groceries 22%
Beauty & Spa 9%
Starbucks
Dining
22,677 visits/mo
0.1 miles
Lidl
Groceries
20,756 visits/mo
0.2 miles
Wendy's
Dining
18,361 visits/mo
0.2 miles
The Paper Store
Shops & Services
9,201 visits/mo
0.2 miles
TD Bank
Shops & Services
8,119 visits/mo
0.2 miles
Demographics for 07442, NJ
11,101
Population
4,235
Households
2.6
Avg Household Size
41
Median Age
41%
College-Educated
95%
High-School Grad
2.9 sq mi
ZIP Area
3,828
Density / Sq Mi
$119,038
Median Household Income
$71,355
Median Earnings
$1,822
Median Rent
$411,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with retail, commercial, and residential income.
Where is this mixed-use property located?
The property is located at 26 Lakeside Ave Pompton Lakes, NJ.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: Income‑producing mixed‑use property with commercial, retail, and residential spaces.; Three street‑level storefronts (Pompton Cycle, Patch, Sneaker Arcade).; Additional commercial space (1806 sq ft) at ground level in the rear.
