Three-Family Triplex with Renovated
For Sale
$699,900
69 Graham Ave, Paterson, NJ 07524
MULTI_FAMILY - Paterson City, NJ
Property Size3,207 SF
Lot Size0.06 Acres
Price / SF$218.24
Days on Market24
Property Features for 69 Graham Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
11
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bedroom 1, Bedroom 3, Bedroom 10, Bedroom 2, Bathroom 2, Bedroom 9, Bedroom 8, Bedroom 6, Bedroom 7, Bedroom 11, Bathroom 1, Basement, Bedroom 4, Bedroom 5
Elementary school
NUMBER 10
Middle school
NUMBER 21
High school
ROSA PARKS
Directions
Lafayette to Graham Ave aka Rosa Parks Blvd.
Standard status
Active
Size
3,207 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12195
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Hot Water(Heating)
Water source
Public
Building Details
Year built
1900
Floors in Building
3
Number of units
3
Roof type
Flat
Architectural style
Other
Listing Agency:
REALTY ONE GROUP LEGEND
(973) 772-0660
Listed By:
SOL CASTANOS · License #1867493
(973) 686-7777
Added: Jul 21
Changed: Aug 13
Last Checked: Aug 13 at 11:06AM
MLS# 4042118
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 legal three-family triplex offers income-producing residential space with 11 bedrooms and 3 full bathrooms. The property is fully occupied with three units leased to established tenants, and it includes a full unfinished basement for future expansion or value-add opportunities. At approximately 3,207 square feet, the home was built in 1900 and features a flat roof, with hot water heat and baseboard heating.
Improvements include renovated second and third floor units, updated utilities, and a new roof installed in 2021. Public water and public sewer service support day-to-day operations.
The property is being sold strictly as-is, where-is with tenants in place, and the seller will make no repairs or provide credits. All inspections are for the buyer’s informational purposes only.
Improvements include renovated second and third floor units, updated utilities, and a new roof installed in 2021. Public water and public sewer service support day-to-day operations.
The property is being sold strictly as-is, where-is with tenants in place, and the seller will make no repairs or provide credits. All inspections are for the buyer’s informational purposes only.
Key Highlights
- Legal three‑family triplex fully occupied with tenants in place
- 11 bedrooms and 3 full bathrooms across 3,207 square feet
- 0.06‑acre lot with public water and public sewer
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
$53,673
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
7.67%
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%
$1,073,460
$1.1M
Cap Rate 7%
$766,757
$766.8K
Cap Rate 9%
$596,367
$596.4K
Market Conditions
NOI Build-Up for 3,207 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
$82.0K $25.56/SF
− Vacancy
−$5.3K −$1.65/SF
EGI
$76.7K $23.91/SF
− OpEx
−$23.0K −$7.17/SF
NOI
$53.7K $16.74/SF
Area
Paterson, 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%
$1,073,460
Cap Rate 7%
$766,757
Cap Rate 9%
$596,367
Alternative Uses
Best Use
Multifamily LT 5
$766.8K
$670.9K – $894.6K
NOI $53,673 @ 7.0% cap · market cap 7.67%
Second Best
Apartment 5plus
$704.5K
$616.5K – $822.0K
NOI $49,317 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$837.4K
$732.7K – $977.0K
NOI $58,619 @ 7.0% cap · market cap 8.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,835
Businesses Nearby
Explore this area
Business Placement
Demographics for 07524, NJ
14,130
Population
4,670
Households
3
Avg Household Size
33
Median Age
13%
College-Educated
73%
High-School Grad
0.8 sq mi
ZIP Area
17,663
Density / Sq Mi
$50,033
Median Household Income
$31,934
Median Earnings
$1,386
Median Rent
$360,200
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?
Triplex - Triplex on a 0.06-acre lot with renovated second and third floor units and public water and sewer.
Where is this triplex located?
The property is located at 69 Graham Ave Paterson, NJ.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Legal three‑family triplex fully occupied with tenants in place; 11 bedrooms and 3 full bathrooms across 3,207 square feet; 0.06‑acre lot with public water and public sewer
