Mixed-Use and Multifamily
For Sale
$2,000,000
59 Valley Rd, Clifton, NJ 07013
Value-add opportunity: 6 apartments and 3 retail units.
Property Size8,400 SF
Lot Size0.31 Acres
Price / SF$238.10
Days on Market87
Property Features for 59 Valley Rd
General Information
Standard status
Active
Size
8,400 SF
Lot size
0.31 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$13,655
Amenities
Central air
Driveway-Shared
Ductless Split AC Cooling
Off-Street Parking
Radiators - Hot Water Heating
Wall A/C Unit(s) Cooling
Building Details
Year Built
1930
Listing Agency:
J. MICHAELS REALTY, ORADELL
(201) 918-3555
Listed By:
JAMES MALKI
Source:
Corcoran
Added: May 22
Changed: Aug 16
Last Checked: Aug 16 at 6:19AM
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 J. MICHAELS REALTY, ORADELL
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. There is a potential opportunity to add residential units above the retail, subject to local zoning and ordinance requirements, and increased parking on the additional land may be possible. This 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
- Value‑add opportunity in a prime, highly desirable location.
- Portfolio sale includes 6 apartment units and 3 retail units.
- Significant on‑site parking: 11 spaces at 59 Valley Rd and 10 spaces at 63 Valley Rd.
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
$104,328
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
5.22%
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%
$2,086,560
$2.1M
Cap Rate 7%
$1,490,400
$1.5M
Cap Rate 9%
$1,159,200
$1.2M
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
−$14.5K −$1.73/SF
EGI
$166.9K $19.87/SF
− OpEx
−$62.6K −$7.45/SF
NOI
$104.3K $12.42/SF
Area
Passaic County, NJ
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$2,086,560
Cap Rate 7%
$1,490,400
Cap Rate 9%
$1,159,200
Alternative Uses
Best Use
Mixed Use
$1.49M
$1.30M – $1.74M
NOI $104,328 @ 7.0% cap · market cap 5.22%
Second Best
—
—
no second resolved use
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
676
Businesses Nearby
Explore this area
Business Placement
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Value-add opportunity: 6 apartments and 3 retail units.
Where is this mixed-use property located?
The property is located at 59 Valley Rd 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: Value‑add opportunity in a prime, highly desirable location.; Portfolio sale includes 6 apartment units and 3 retail units.; Significant on‑site parking: **11 spaces at 59 Valley Rd and 10 spaces at 63 Valley Rd.**
