Renovated Two-Family Duplex with Private
For Sale
$625,000
54 Tintle Ave, West Milford, NJ 07480
MULTI_FAMILY - West Milford Twp., NJ
Property Size2,066 SF
Lot Size0.13 Acres
Price / SF$302.52
Days on Market54
Property Features for 54 Tintle Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 6, Bedroom 5, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 1, Bedroom 4, Bedroom 2
Parking
6
Patio and Porch features
Patio, Deck
Exterior features
Deck, Outbuilding(s), Patio, Storage Shed
Lot features
Lake/ Water View
Directions
Greenwood Lake Turnpike to Lincoln to Tintle
Standard status
Active
Size
2,066 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8203
Utilities
Heating system
Hot Water(Heating), Baseboard, Forced Air
Cooling system
Ductless, Central Air
Water source
Well
Amenities
central air
private decks
Building Details
Year built
1945
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage, Outbuilding
Listing Agency:
EXP REALTY, LLC
(866) 201-6210
Listed By:
MICHAEL DUNN
(866) 201-6210
Added: Jun 19
Changed: Aug 3
Last Checked: Aug 11 at 7:06AM
MLS# 4035723
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 renovated two-family duplex features a top/bottom layout with two fully renovated three-bedroom, one-bath units. Each unit is supported by central air and includes private deck space for outdoor use. Additional exterior features include a patio, outbuilding(s), and a storage shed.
The property sits on a quiet country lane with seasonal lake views. It is served by a well and heated with baseboard and forced air with hot water heat. The home was built in 1945 and has a shingle roof.
Outdoor features and interior finishes make this configuration well suited for owner-occupied use or long-term rental occupancy, with two separate unit spaces under one roof.
The property sits on a quiet country lane with seasonal lake views. It is served by a well and heated with baseboard and forced air with hot water heat. The home was built in 1945 and has a shingle roof.
Outdoor features and interior finishes make this configuration well suited for owner-occupied use or long-term rental occupancy, with two separate unit spaces under one roof.
Key Highlights
- Two fully renovated three‑bedroom, one‑bath units in a top/bottom duplex
- Private decks for each unit plus patio, outbuilding(s), and storage shed
- Central air and ductless cooling included
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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
236
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 - Two fully renovated three-bedroom, one-bath units with central air and private decks on a 0.13-acre lot.
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 three‑bedroom, one‑bath units in a top/bottom duplex; Private decks for each unit plus patio, outbuilding(s), and storage shed; Central air and ductless cooling included
