Two-Unit Duplex with Detached
For Sale
$760,000
Pending
78 Van Buren St, Passaic, NJ 07055
Multi-Family, 2-Two Story, Under/Over, Passaic City, NJ
Property Size4,201 SF
Lot Size0.08 Acres
Days on Market47
Property Features for 78 Van Buren St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 5, Bedroom 8, Bedroom 1, Bathroom 1, Bedroom 4, Bedroom 7, Bathroom 2, Bedroom 6, Bedroom 2, Basement
Parking
5
Patio and Porch features
Porch
Interior features
Carbon Monoxide Detector, Fire Extinguisher, Smoke Detector, Tile Floors, Vinyl-Linoleum Floors
Exterior features
Open Porch(es), Sidewalk, Thermal Windows/Doors
Lot features
Level Lot
High school
PASSAIC
Directions
Off of Lexington Ave onto Van Buren St
Standard status
Pending
Size
4,201 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12301
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
C-21 CEDARCREST REALTY · Century 21 Real Estate
(973) 228-1050
Listed By:
TRACY YAW CHAN · License #0226604
(973) 476-8097
Added: Jul 24
Changed: Sep 3
Last Checked: Sep 8 at 4:06AM
MLS# 4042860
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 4,201-square-foot duplex, built in 1900, contains matching two-bedroom? Wait source says each 3 bedrooms. Need correct. Let's compose.
Key Highlights
- Two identical units with three bedrooms each
- Separate electric and gas, plus an owner’s electric meter
- Finished basement with recreation room and powder room
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
$64,603
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
8.50%
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%
$1,292,060
$1.3M
Cap Rate 7%
$922,900
$922.9K
Cap Rate 9%
$717,811
$717.8K
Market Conditions
NOI Build-Up for 4,201 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
$126.0K $30.00/SF
− Vacancy
−$8.6K −$2.04/SF
EGI
$117.5K $27.96/SF
− OpEx
−$52.9K −$12.58/SF
NOI
$64.6K $15.38/SF
Area
Passaic County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,292,060
Cap Rate 7%
$922,900
Cap Rate 9%
$717,811
Alternative Uses
Best Use
Multifamily LT 5
$1.00M
$878.9K – $1.17M
NOI $70,309 @ 7.0% cap · market cap 9.25%
Second Best
Apartment 5plus
$922.9K
$807.5K – $1.08M
NOI $64,603 @ 7.0% cap · market cap 8.50%
Theoretical Best
Office A
$1.10M
$959.9K – $1.28M
NOI $76,788 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,333
Businesses Nearby
Explore this area
Business Placement
Demographics for 07055, NJ
70,518
Population
21,019
Households
3.4
Avg Household Size
32
Median Age
17%
College-Educated
67%
High-School Grad
3.1 sq mi
ZIP Area
22,748
Density / Sq Mi
$56,780
Median Household Income
$30,935
Median Earnings
$1,392
Median Rent
$406,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Separate utilities, finished auxiliary areas, and substantial off-street parking support flexible residential use.
Where is this duplex located?
The property is located at 78 Van Buren St Passaic, NJ.
What is the asking price?
The asking price for this property is $760,000.
What are key features of this property?
This property features: Two identical units with three bedrooms each; Separate electric and gas, plus an owner’s electric meter; Finished basement with recreation room and powder room
