Renovated Two-Family
For Sale
$625,000
54 Tintle Ave, West Milford, NJ 07480
Top-and-bottom layout offers two renovated units with central air and private decks.
Property Size2,066 SF
Price / SF$302.52
Days on Market49
Property Features for 54 Tintle Ave
General Information
Standard status
Active
Size
2,066 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
central air
private decks
Building Details
Year Built
1945
Buildings
1
Listing Agency:
EXP REALTY, LLC
(866) 201-6210
Listed By:
MICHAEL DUNN
Source:
Luminancerealty
Added: Jul 14
Changed: Aug 31
Last Checked: Aug 31 at 1:14AM
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 EXP REALTY, LLC
Investment Insights
Based on property information with market context.
This 2,066-square-foot duplex at 54 Tintle Ave features a top-and-bottom configuration with two fully renovated three-bedroom, one-bath units. Each unit includes central air and a private deck, while the septic system is less than 4 years old. The property was built in 1945.
Seasonal lake views accompany the setting along a quiet country lane in West Milford Twp., NJ. Shopping, schools, parks, Greenwood Lake, and bus service into NYC are minutes away.
Seasonal lake views accompany the setting along a quiet country lane in West Milford Twp., NJ. Shopping, schools, parks, Greenwood Lake, and bus service into NYC are minutes away.
Key Highlights
- Two fully renovated top‑and‑bottom units, each with 3 bedrooms and 1 bath
- 2,066 square feet in total
- Central air in both units
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
$34,577
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
5.53%
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%
$691,540
$691.5K
Cap Rate 7%
$493,957
$494.0K
Cap Rate 9%
$384,189
$384.2K
Market Conditions
NOI Build-Up for 2,066 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
$52.8K $25.56/SF
− Vacancy
−$3.4K −$1.65/SF
EGI
$49.4K $23.91/SF
− OpEx
−$14.8K −$7.17/SF
NOI
$34.6K $16.74/SF
Area
Passaic County, 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%
$691,540
Cap Rate 7%
$493,957
Cap Rate 9%
$384,189
Alternative Uses
Best Use
Multifamily LT 5
$494.0K
$432.2K – $576.3K
NOI $34,577 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$453.9K
$397.1K – $529.5K
NOI $31,771 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$539.5K
$472.0K – $629.4K
NOI $37,763 @ 7.0% cap · market cap 6.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
239
Businesses Nearby
Explore this area
Business Placement
Demographics for 07480, NJ
15,358
Population
6,239
Households
2.5
Avg Household Size
47
Median Age
40%
College-Educated
95%
High-School Grad
33.1 sq mi
ZIP Area
464
Density / Sq Mi
$114,056
Median Household Income
$59,619
Median Earnings
$1,433
Median Rent
$362,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Top-and-bottom layout offers two renovated units with central air and private decks.
Where is this duplex located?
The property is located at 54 Tintle Ave West Milford, NJ.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two fully renovated top‑and‑bottom units, each with 3 bedrooms and 1 bath; 2,066 square feet in total; Central air in both units
