Two-Unit Office/Retail
For Sale
$849,000
6209 Adams St West New, West New York, NJ 07093
Zoned R-M and configured as two units, this building offers flexible space for office or retail uses.
Property Size3,750 SF
Price / SF$226.40
Days on Market94
Property Features for 6209 Adams St West New
General Information
Standard status
Active
Size
3,750 SF
Property subtype
Street Retail
Zoning
R-M
Additional Details
Multifamily Units
2
Building Details
Building Size
3,750 SF
Listing Agency:
Keller Williams City Views Realty
Listed By:
Bruce Elia
(201) 315-1223
Source:
Thebrokerlist
Added: Jun 4
Changed: Sep 4
Last Checked: Sep 5 at 3:40AM
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 Keller Williams City Views Realty
Investment Insights
Based on property information with market context.
This property is a 3,750 SF building configured as two separate units. The zoning is R-M, providing flexibility for a mix of business uses, including professional office space or boutique retail operations.
Located in West New York, the site is described as offering easy access to major thoroughfares, supporting convenient connectivity for both employees and clients. The surrounding area includes dining options such as Waterside Restaurant & Catering and Son Cubano, along with access to Hudson River waterfront, scenic parks, and shopping districts. The property is also positioned within close reach of Manhattan and near major transportation hubs, according to the provided remarks.
For tenants, the two-unit setup can support shared operations, separate front- and back-of-house uses, or an arrangement that benefits from dividing space between office and retail concepts. For investors and buyers, the R-M zoning and multi-unit configuration provide a practical framework to pursue an office or retail strategy at a property sized for multiple occupants.
Located in West New York, the site is described as offering easy access to major thoroughfares, supporting convenient connectivity for both employees and clients. The surrounding area includes dining options such as Waterside Restaurant & Catering and Son Cubano, along with access to Hudson River waterfront, scenic parks, and shopping districts. The property is also positioned within close reach of Manhattan and near major transportation hubs, according to the provided remarks.
For tenants, the two-unit setup can support shared operations, separate front- and back-of-house uses, or an arrangement that benefits from dividing space between office and retail concepts. For investors and buyers, the R-M zoning and multi-unit configuration provide a practical framework to pursue an office or retail strategy at a property sized for multiple occupants.
Key Highlights
- 3,750 SF building configured as 2 units
- Zoned R‑M for flexible usage
- Suitable for office or retail based on the provided listing configuration
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
$57,375
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
6.76%
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%
$1,147,500
$1.1M
Cap Rate 7%
$819,643
$819.6K
Cap Rate 9%
$637,500
$637.5K
Market Conditions
NOI Build-Up for 3,750 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
$112.5K $30.00/SF
− Vacancy
−$36.0K −$9.60/SF
EGI
$76.5K $20.40/SF
− OpEx
−$19.1K −$5.10/SF
NOI
$57.4K $15.30/SF
Area
Hudson County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,147,500
Cap Rate 7%
$819,643
Cap Rate 9%
$637,500
Alternative Uses
Best Use
Office B
$819.6K
$717.2K – $956.3K
NOI $57,375 @ 7.0% cap · market cap 6.76%
Second Best
Retail
$764.6K
$669.1K – $892.1K
NOI $53,525 @ 7.0% cap · market cap 6.30%
Theoretical Best
Warehouse
$1.36M
$1.19M – $1.58M
NOI $95,054 @ 7.0% cap · market cap 11.20%
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
3,551
Businesses Nearby
Explore this area
Business Placement
Demographics for 07093, NJ
64,929
Population
27,451
Households
2.4
Avg Household Size
37
Median Age
35%
College-Educated
78%
High-School Grad
1.2 sq mi
ZIP Area
54,108
Density / Sq Mi
$70,389
Median Household Income
$37,229
Median Earnings
$1,619
Median Rent
$390,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Zoned R-M and configured as two units, this building offers flexible space for office or retail uses.
Where is this retail space located?
The property is located at 6209 Adams St West New West New York, NJ.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 3,750 SF building configured as 2 units; Zoned R‑M for flexible usage; Suitable for office or retail based on the provided listing configuration
