Hillsdale Commercial Building For
For Sale
$3,000,000
50 Broadway, Hillsdale, NJ 07642
6,724 SF commercial building with high visibility and parking.
Property Size6,724 SF
Lot Size0.70 Acres
Price / SF$446.16
Days on Market269
Property Features for 50 Broadway
General Information
Standard status
Active
Size
6,724 SF
Lot size
0.70 Acres
Taxes and HOA fees
Annual Taxes
$47,561
Listing Agency:
Berkshire Hathaway Home Services Abbott Realtors
(201) 891-2223
Listed By:
Brian Lacey · License #NJ 0567058
(201) 310-9846
Source:
Exprealty
Added: Dec 12, 2025
Changed: Sep 4
Last Checked: Sep 6 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 Berkshire Hathaway Home Services Abbott Realtors
Investment Insights
Based on property information with market context.
This well-maintained 6,724 square foot single-story commercial building is available for sale. It presents an excellent value-add investment opportunity for an owner-user. Currently, 60% of the building is leased to a tenant, generating $180,000 annually under a newly signed 5-year lease. The remaining 2,600 square feet is in excellent condition, suitable for an owner-user or a new tenant. Constructed of steel, the building allows for the addition of more floors. The property benefits from high visibility, situated directly on a county road with an approximate daily traffic count of 10,000 vehicles. Located on a 0.7-acre lot, the property is two blocks from the bus and train station, as well as downtown amenities. It includes a partial basement and 46 parking spaces. The location is ideal for medical, dental, eyecare, attorney, mortgage/title companies, financial services, or retail businesses.
Key Highlights
- Excellent value‑add investment opportunity: existing tenant leases 60% of the building for $180,000/year on a newly signed 5‑year lease.
- Remaining 2,600 SF is in excellent condition and ready for immediate occupancy.
- High visibility location directly on a county road with approximately 10,000 vehicles per day.
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
$102,877
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
3.43%
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%
$2,057,540
$2.1M
Cap Rate 7%
$1,469,671
$1.5M
Cap Rate 9%
$1,143,078
$1.1M
Market Conditions
NOI Build-Up for 6,724 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
$201.7K $30.00/SF
− Vacancy
−$64.6K −$9.60/SF
EGI
$137.2K $20.40/SF
− OpEx
−$34.3K −$5.10/SF
NOI
$102.9K $15.30/SF
Area
Bergen County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /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%
$2,057,540
Cap Rate 7%
$1,469,671
Cap Rate 9%
$1,143,078
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.71M
NOI $102,877 @ 7.0% cap · market cap 3.43%
Second Best
Healthcare Medical
$1.43M
$1.25M – $1.67M
NOI $100,118 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $122,904 @ 7.0% cap · market cap 4.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
822
Businesses Nearby
Explore this area
Business Placement
Demographics for 07642, NJ
10,143
Population
3,479
Households
2.9
Avg Household Size
44
Median Age
62%
College-Educated
96%
High-School Grad
2.9 sq mi
ZIP Area
3,498
Density / Sq Mi
$169,862
Median Household Income
$69,250
Median Earnings
$1,720
Median Rent
$656,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 6,724 SF commercial building with high visibility and parking.
Where is this office building located?
The property is located at 50 Broadway Hillsdale, NJ.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Excellent value‑add investment opportunity: existing tenant leases 60% of the building for $180,000/year on a newly signed 5‑year lease.; Remaining 2,600 SF is in excellent condition and ready for immediate occupancy.; High visibility location directly on a county road with approximately 10,000 vehicles per day.
