Vacant Two-Family
For Sale
$399,999
54 N 4Th St, Paterson, NJ 07522
MULTI_FAMILY - Paterson City, NJ
Property Size1,412 SF
Lot Size0.06 Acres
Price / SF$283.29
Days on Market8
Property Features for 54 N 4Th St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RA-2
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Basement, Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3
Directions
Please use GPS.
Standard status
Active
Size
1,412 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6311
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Hot Water(Heating), Forced Air
Water source
Public
Building Details
Floors in Building
3
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
KELLER WILLIAMS VILLAGE SQUARE · Keller Williams Realty
(201) 445-4300
Listed By:
MARLON TATIS
(201) 445-4300
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 11 at 9:06AM
MLS# 4044751
Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This vacant two-family duplex contains 1,412 square feet on a 0.06-acre lot and is offered in AS-IS condition. The first unit includes two bedrooms and one bathroom, with a duplex layout extending into the basement. The second unit provides three bedrooms and one bathroom. The property has a shingle roof and includes baseboard, hot water, and forced-air heating systems.
Located in Paterson City, the property offers access to Route 80, Route 46, and the Garden State Parkway. Public water and public sewer serve the property, which is identified with RA-2 zoning.
Located in Paterson City, the property offers access to Route 80, Route 46, and the Garden State Parkway. Public water and public sewer serve the property, which is identified with RA-2 zoning.
Key Highlights
- 1,412‑square‑foot vacant two‑family property on a 0.06‑acre lot
- First unit has 2 bedrooms, 1 bathroom, and a duplex layout with the basement
- Second unit includes 3 bedrooms and 1 bathroom
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
1,279
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-family property with a basement, public water, and public sewer service.
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: 1,412‑square‑foot vacant two‑family property on a 0.06‑acre lot; First unit has 2 bedrooms, 1 bathroom, and a duplex layout with the basement; Second unit includes 3 bedrooms and 1 bathroom
