Flex Space with Oversized
For Sale
$1,800,000
419-425 Valley St, Orange, NJ 07050
Two commercial lots combine covered work areas, office space, and open storage for contractor-oriented operations.
Property Size5,500 SF
Lot Size0.36 Acres
Price / SF$327.27
Days on Market14
Property Features for 419-425 Valley St
General Information
Standard status
Active
Size
5,500 SF
Lot size
0.36 Acres
Building Details
Year Built
1931
Listing Agency:
TOP CHOICE REALTY NETWORK
(908) 768-2252
Listed By:
LEONEL BEXIGA
Source:
Goldstandardrealty
Added: Aug 16
Changed: Aug 28
Last Checked: Aug 28 at 12:39PM
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 TOP CHOICE REALTY NETWORK
Investment Insights
Based on property information with market context.
This flex property includes two lots sold together, with 5,500 sq ft of covered space, office area, four oversized garage spaces, and 10,200 sq ft of open space. The layout supports contractor, trade, storage, and related commercial operations, with room for trucks and vans. Each garage may be rented separately.
Two garages measure 25 by 60 and have 17ft high ceilings. The other two measure 25 by 50 and feature overhead doors measuring 15 ft W by 10 1/2 ft H. The property is identified as being within a Redevelopment Zone and can also be used in its current configuration.
The combined lots measure 8,271 sf and 7,419 sf, with each lot measuring 50 feet wide. The property at 419-425 Valley St is within 600 feet of the Highland Ave NJ Train station.
Two garages measure 25 by 60 and have 17ft high ceilings. The other two measure 25 by 50 and feature overhead doors measuring 15 ft W by 10 1/2 ft H. The property is identified as being within a Redevelopment Zone and can also be used in its current configuration.
The combined lots measure 8,271 sf and 7,419 sf, with each lot measuring 50 feet wide. The property at 419-425 Valley St is within 600 feet of the Highland Ave NJ Train station.
Key Highlights
- Two lots sold together: 8,271 sf and 7,419 sf
- 5,500 sq ft of covered space plus 10,200 sq ft of open space
- Four oversized garage spaces with office area
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
$87,507
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
4.86%
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%
$1,750,140
$1.8M
Cap Rate 7%
$1,250,100
$1.3M
Cap Rate 9%
$972,300
$972.3K
Market Conditions
NOI Build-Up for 5,500 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
$143.2K $26.04/SF
− Vacancy
−$8.6K −$1.56/SF
EGI
$134.6K $24.48/SF
− OpEx
−$47.1K −$8.57/SF
NOI
$87.5K $15.91/SF
Area
Essex County, NJ
Vacancy
6.00%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
35.00%
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%
$1,750,140
Cap Rate 7%
$1,250,100
Cap Rate 9%
$972,300
Alternative Uses
Best Use
Flex RnD
$1.25M
$1.09M – $1.46M
NOI $87,507 @ 7.0% cap · market cap 4.86%
Second Best
Warehouse
$1.09M
$956.6K – $1.28M
NOI $76,529 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,531 @ 7.0% cap · market cap 5.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,039
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07050, NJ
34,315
Population
13,412
Households
2.6
Avg Household Size
36
Median Age
21%
College-Educated
80%
High-School Grad
2.2 sq mi
ZIP Area
15,598
Density / Sq Mi
$53,109
Median Household Income
$38,587
Median Earnings
$1,427
Median Rent
$336,200
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?
Flex space - Two commercial lots combine covered work areas, office space, and open storage for contractor-oriented operations.
Where is this flex space located?
The property is located at 419-425 Valley St Orange, NJ.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Two lots sold together: 8,271 sf and 7,419 sf; 5,500 sq ft of covered space plus 10,200 sq ft of open space; Four oversized garage spaces with office area
