Two-Family Duplex
New
For Sale
$399,999
54 N 4th St, Paterson, NJ 07522
Vacant two-unit property with separate layouts and access to multiple regional routes.
Property Size1,412 SF
Price / SF$283.29
Days on Market5
Property Features for 54 N 4th St
General Information
Standard status
Active
Size
1,412 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Listing Agency:
KELLER WILLIAMS VILLAGE SQUARE
Listed By:
MARLON TATIS
Source:
Luminancerealty
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 28 at 8:04PM
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 VILLAGE SQUARE
Investment Insights
Based on property information with market context.
This vacant two-family property at 54 N 4th St in Paterson City, NJ includes two residential units and is being offered AS-IS. The first unit contains two bedrooms and one bathroom, with a duplex configuration extending into the basement. The second unit provides three bedrooms and one bathroom.
The property offers access to Route 80, Route 46, and the Garden State Parkway. Its two-unit layout and distinct bedroom configurations provide a straightforward multifamily format for evaluation.
The property offers access to Route 80, Route 46, and the Garden State Parkway. Its two-unit layout and distinct bedroom configurations provide a straightforward multifamily format for evaluation.
Key Highlights
- Vacant two‑family property offered AS‑IS
- First unit has 2 bedrooms and 1 bathroom
- First unit includes a duplex setup with the basement
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
$23,631
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
5.91%
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%
$472,620
$472.6K
Cap Rate 7%
$337,586
$337.6K
Cap Rate 9%
$262,567
$262.6K
Market Conditions
NOI Build-Up for 1,412 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
$36.1K $25.56/SF
− Vacancy
−$2.3K −$1.65/SF
EGI
$33.8K $23.91/SF
− OpEx
−$10.1K −$7.17/SF
NOI
$23.6K $16.74/SF
Area
Paterson, NJ
Vacancy
6.46%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
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%
$472,620
Cap Rate 7%
$337,586
Cap Rate 9%
$262,567
Alternative Uses
Best Use
Multifamily LT 5
$337.6K
$295.4K – $393.9K
NOI $23,631 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$310.2K
$271.4K – $361.9K
NOI $21,714 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$368.7K
$322.6K – $430.2K
NOI $25,809 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,882
Businesses Nearby
Explore this area
Business Placement
Demographics for 07522, NJ
23,345
Population
7,440
Households
3.1
Avg Household Size
31
Median Age
10%
College-Educated
77%
High-School Grad
0.9 sq mi
ZIP Area
25,939
Density / Sq Mi
$48,002
Median Household Income
$31,997
Median Earnings
$1,458
Median Rent
$264,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Vacant two-unit property with separate layouts and access to multiple regional routes.
Where is this duplex located?
The property is located at 54 N 4th St Paterson, NJ.
What is the asking price?
The asking price for this property is $399,999.
What are key features of this property?
This property features: Vacant two‑family property offered AS‑IS; First unit has 2 bedrooms and 1 bathroom; First unit includes a duplex setup with the basement
