Four-Site Self-Storage
For Sale
Contact for pricing
280 Clove Rd, Montague, NJ 07827
Four-site portfolio with 624 units, including 394 climate-controlled units and 34 parking spaces.
Property Size62,978 SF
Price / SF$150.85
Days on Market123
Property Features for 280 Clove Rd
General Information
Standard status
Active
Size
62,978 SF
Total Parking Spaces
34
Property subtype
Self Storage
Occupancy
90%
Investment Type
Value Add
Net Operating Income
$527,035
Financials
Cap Rate
8.1%
Business Included
Yes
Building Details
Buildings
4
Units
624
Tenancy
Multi
Listing Agency:
Matthews
Listed By:
Rob Cook · License #IL 475.171700
Source:
Crexi
Added: May 6
Changed: Aug 31
Last Checked: Sep 3 at 8:57AM
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 Matthews
Investment Insights
Based on property information with market context.
Fort Knox Self-Storage offers a four-site tri-state self-storage portfolio with approximately 62,978 NRSF across 624 units. The mix includes 394 climate-controlled units and 196 non-climate-controlled units, along with 34 parking spaces. The portfolio is currently operating at approximately 90% physical occupancy and generates $527,035 in current NOI. Stabilized NOI is projected at $773,098, reflecting an 8.10% stabilized cap rate.
The sites are clustered within about a 1-mile radius spanning Port Jervis, NY, Matamoras, PA, and Montague, NJ. Rental rates average about $18 per NRSF annually across the properties. Expansion potential is available on 3 of the 4 sites, supporting both near-term and long-term opportunities within the portfolio.
The sites are clustered within about a 1-mile radius spanning Port Jervis, NY, Matamoras, PA, and Montague, NJ. Rental rates average about $18 per NRSF annually across the properties. Expansion potential is available on 3 of the 4 sites, supporting both near-term and long-term opportunities within the portfolio.
Key Highlights
- 4‑site self‑storage portfolio clustered across Port Jervis, NY; Matamoras, PA; and Montague, NJ
- 624 total units with 394 climate‑controlled units, 196 non‑climate‑controlled units, and 34 parking spaces
- Approximately 62,978 NRSF with 90% physical occupancy; generates $527,035 current NOI
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
$858,355
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
9.04%
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%
$17,167,100
$17.2M
Cap Rate 7%
$12,262,214
$12.3M
Cap Rate 9%
$9,537,278
$9.5M
Market Conditions
NOI Build-Up for 62,978 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
$1.07M $17.04/SF
− Vacancy
−$63.3K −$1.01/SF
EGI
$1.01M $16.03/SF
− OpEx
−$151.5K −$2.41/SF
NOI
$858.4K $13.63/SF
Area
Sussex 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%
$17,167,100
Cap Rate 7%
$12,262,214
Cap Rate 9%
$9,537,278
Alternative Uses
Best Use
Warehouse
$12.26M
$10.73M – $14.31M
NOI $858,355 @ 7.0% cap · market cap 9.04%
Second Best
Self Storage
$7.69M
$6.73M – $8.97M
NOI $538,273 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$16.44M
$14.39M – $19.19M
NOI $1,151,137 @ 7.0% cap · market cap 12.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 07827, NJ
4,214
Population
1,854
Households
2.3
Avg Household Size
47
Median Age
32%
College-Educated
97%
High-School Grad
53.1 sq mi
ZIP Area
79
Density / Sq Mi
$99,938
Median Household Income
$66,684
Median Earnings
$1,307
Median Rent
$298,000
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?
Self storage facility - Four-site portfolio with 624 units, including 394 climate-controlled units and 34 parking spaces.
Where is this self storage facility located?
The property is located at 280 Clove Rd Montague, NJ.
What is the asking price?
The asking price for this property is $9,500,000.
What are key features of this property?
This property features: 4‑site self‑storage portfolio clustered across Port Jervis, NY; Matamoras, PA; and Montague, NJ; 624 total units with 394 climate‑controlled units, 196 non‑climate‑controlled units, and 34 parking spaces; Approximately 62,978 NRSF with 90% physical occupancy; generates $527,035 current NOI
