Bakery and Laundromat Retail
For Sale
$900,000
430 10Th Ave, Paterson, NJ 07514
Two ongoing businesses in one commercial building, with leases featuring automatic 5% annual rent increases.
Property Size4,800 SF
Price / SF$187.50
Days on Market79
Property Features for 430 10Th Ave
General Information
Standard status
Active
Size
4,800 SF
Property subtype
Commercial Listing
Zoning
B2
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$22,412
Building Details
Year Built
9999
Stories
1
Units
2
Listing Agency:
Nicholas Real Estate
(973) 634-8853
Listed By:
Nicholas Real Estate
(973) 634-8853
Source:
Nicholasrealestate.idxbroker
Added: Jun 7
Changed: Aug 23
Last Checked: Aug 24 at 3:12AM
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 Nicholas Real Estate
Investment Insights
Based on property information with market context.
This commercial building is set up to support two ongoing businesses: a bakery and a laundromat. The property is operated under existing leases, and the rent structure includes an automatic yearly increase of 5% per year. Tenants are responsible for city taxes and sewer.
The property is located at 430 10th Ave in Paterson, New Jersey. Public data indicates a Walk Score of 75 and Bike Score of 50, with a Transit Score of 35.
For buyers seeking a commercial building with multiple tenants and established operations, this setup offers straightforward continuity across the bakery and laundromat use. Because tenants pay city taxes and sewer, operating costs may be more defined at the tenant level, and the lease terms include the built-in annual increase described in the offering remarks.
The property is located at 430 10th Ave in Paterson, New Jersey. Public data indicates a Walk Score of 75 and Bike Score of 50, with a Transit Score of 35.
For buyers seeking a commercial building with multiple tenants and established operations, this setup offers straightforward continuity across the bakery and laundromat use. Because tenants pay city taxes and sewer, operating costs may be more defined at the tenant level, and the lease terms include the built-in annual increase described in the offering remarks.
Key Highlights
- Commercial building with two ongoing businesses: bakery and laundromat
- Leases include automatic 5% annual rent increases
- Rents are stated as good, with tenants paying city taxes and sewer
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
$73,405
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
8.16%
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%
$1,468,100
$1.5M
Cap Rate 7%
$1,048,643
$1.0M
Cap Rate 9%
$815,611
$815.6K
Market Conditions
NOI Build-Up for 4,800 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
$103.7K $21.60/SF
− Vacancy
−$5.8K −$1.21/SF
EGI
$97.9K $20.39/SF
− OpEx
−$24.5K −$5.10/SF
NOI
$73.4K $15.29/SF
Area
Paterson, NJ
Vacancy
5.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,468,100
Cap Rate 7%
$1,048,643
Cap Rate 9%
$815,611
Alternative Uses
Best Use
Specialty Retail
$1.05M
$917.6K – $1.22M
NOI $73,405 @ 7.0% cap · market cap 8.16%
Second Best
Retail
$978.7K
$856.4K – $1.14M
NOI $68,512 @ 7.0% cap · market cap 7.61%
Theoretical Best
Office A
$1.25M
$1.10M – $1.46M
NOI $87,736 @ 7.0% cap · market cap 9.75%
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
1,476
Businesses Nearby
90k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Dining 39%
Groceries 14%
Burger King
Dining
15,932 visits/mo
0.3 miles
Dunkin' Donuts
Dining
15,469 visits/mo
0.3 miles
7-Eleven
Shops & Services
13,066 visits/mo
0.1 miles
C-Town Supermarkets
Groceries
13,058 visits/mo
0.4 miles
Bank of America
Shops & Services
11,838 visits/mo
0.4 miles
Demographics for 07514, NJ
19,200
Population
6,752
Households
2.8
Avg Household Size
37
Median Age
12%
College-Educated
78%
High-School Grad
0.9 sq mi
ZIP Area
21,333
Density / Sq Mi
$65,492
Median Household Income
$34,962
Median Earnings
$1,472
Median Rent
$314,400
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?
Conventional restaurant - Two ongoing businesses in one commercial building, with leases featuring automatic 5% annual rent increases.
Where is this conventional restaurant located?
The property is located at 430 10Th Ave Paterson, NJ.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Commercial building with two ongoing businesses: bakery and laundromat; Leases include automatic 5% annual rent increases; Rents are stated as good, with tenants paying city taxes and sewer
