Mixed-Use and Multifamily
For Sale
$2,000,000
Pending
59-63 Valley Road, Clifton, NJ 07013
Value-add opportunity: 6 apartments, 3 retail units on 13,300 sqft.
Property Size8,400 SF
Lot Size0.31 Acres
Days on Market145
Property Features for 59-63 Valley Road
General Information
Standard status
Pending
Size
8,400 SF
Lot size
0.31 Acres
Property subtype
5+ Mixed Use
Amenities
0.0
See Remarks
Building Details
Year Built
1900
Listing Agency:
JMichaels Realty LLC
(201) 706-7005
Listed By:
James N. Malki · License #1222921
(201) 706-7005
Source:
Compass
Added: Apr 9
Changed: Aug 14
Last Checked: Aug 14 at 6:09AM
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 JMichaels Realty LLC
Investment Insights
Based on property information with market context.
This portfolio sale features two adjacent properties in a desirable neighborhood, presenting a value-add opportunity. The combined portfolio includes 6 apartment units and 3 retail units situated on approximately 13,300 sq ft of land. One property, located at 59 Valley Rd, is a mixed-use building with three retail storefronts on the first floor and one residential unit on the lower level. The commercial tenants currently include a dog groomer, salon, and facial studio. The residential unit is a legal 1-bedroom, 1-bath apartment. This property includes 11 on-site parking spaces, plus additional land behind the parking lot. Increased parking on the additional land may create an opportunity to add residential units above the retail, subject to local zoning and ordinance requirements, and variance may be required. The building is approximately 3,800 SF and sits on a 7,500 SF lot. Electric and gas are separately metered with 4 meters each. The second property, located at 63 Valley Rd, is a multifamily building consisting of five units: four large one-bedroom apartments and one studio, each with a full bathroom. It includes 10 on-site parking spaces. This building is approximately 4,600 SF on a 5,800 SF lot. Electric and gas are separately metered with 5 meters each, plus an additional electric meter for common areas.
Key Highlights
- Portfolio sale of two adjacent properties in a highly desirable neighborhood.
- Value‑add opportunity with potential for increased residential units (subject to zoning).
- Mix of 6 apartment units and 3 retail 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
$119,896
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
5.99%
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%
$2,397,920
$2.4M
Cap Rate 7%
$1,712,800
$1.7M
Cap Rate 9%
$1,332,178
$1.3M
Market Conditions
NOI Build-Up for 8,400 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
$181.4K $21.60/SF
− Vacancy
−$10.2K −$1.21/SF
EGI
$171.3K $20.39/SF
− OpEx
−$51.4K −$6.12/SF
NOI
$119.9K $14.27/SF
Area
Passaic County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$2,397,920
Cap Rate 7%
$1,712,800
Cap Rate 9%
$1,332,178
Alternative Uses
Best Use
Retail
$1.71M
$1.50M – $2.00M
NOI $119,896 @ 7.0% cap · market cap 5.99%
Second Best
Mixed Use
$1.49M
$1.30M – $1.74M
NOI $104,328 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$2.19M
$1.92M – $2.56M
NOI $153,539 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,276
Businesses Nearby
13k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 47%
Home Improvements & Furnishings 3%
Conoco
Shops & Services
6,613 visits/mo
0.5 miles
Dunkin' Donuts
Dining
6,196 visits/mo
0.1 miles
Ferguson
Home Improvements & Furnishings
462 visits/mo
0.4 miles
Demographics for 07013, NJ
28,843
Population
12,005
Households
2.4
Avg Household Size
44
Median Age
41%
College-Educated
91%
High-School Grad
4.4 sq mi
ZIP Area
6,555
Density / Sq Mi
$119,291
Median Household Income
$59,413
Median Earnings
$1,696
Median Rent
$462,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Value-add opportunity: 6 apartments, 3 retail units on 13,300 sqft.
Where is this mixed-use property located?
The property is located at 59-63 Valley Road Clifton, NJ.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Portfolio sale of two adjacent properties in a highly desirable neighborhood.; Value‑add opportunity with potential for increased residential units (subject to zoning).; Mix of 6 apartment units and 3 retail units.
