Two-Unit Duplex with Two-Car
New
For Sale
$795,000
81 Union Street, East Rutherford, NJ 07073
2-4 Family, East Rutherford, NJ
Property Size2,156 SF
Price / SF$368.74
Days on Market1
Property Features for 81 Union Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 3, Basement, Bedroom 4, Bathroom 3, Bathroom 2
Basement
Full
Subdivision
East Rutherford
Standard status
Active
Listing Agency:
Keller Williams City Views Realty · Keller Williams Realty
(201) 592-8900
Listed By:
Farhan Yousufi · License #281797
(201) 538-0389
Added: Sep 15
Last Checked: Sep 15 at 1:06PM
MLS# 26034714
Copyright © 2026 New Jersey MLS Inc. 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 two-story duplex at 81 Union Street contains two separate residences, each with two bedrooms, a living room, dining room, updated bathroom, and refinished hardwood flooring in the living and dining areas. The second-floor unit includes a fully renovated kitchen, while both residences have updated bedrooms with laminate wood-style flooring. A finished basement adds a legal half bath, interior access, and two exits. The property also includes a walk-up attic with wide stairs and high ceilings.
Exterior features include a fenced backyard, refreshed landscaping, a long driveway, and a detached two-car garage. The 2,156-square-foot property has separate utilities except for one shared water meter. Improvements include new plumbing, electrical panels and wiring, and two boilers completed approximately two years ago. The roof is approximately four years old, and the two hot-water heaters are approximately two and four years old, respectively. Shopping, dining, NJ Transit service to NYC, Route 3, the Lincoln Tunnel, MetLife Stadium, and American Dream are nearby.
Exterior features include a fenced backyard, refreshed landscaping, a long driveway, and a detached two-car garage. The 2,156-square-foot property has separate utilities except for one shared water meter. Improvements include new plumbing, electrical panels and wiring, and two boilers completed approximately two years ago. The roof is approximately four years old, and the two hot-water heaters are approximately two and four years old, respectively. Shopping, dining, NJ Transit service to NYC, Route 3, the Lincoln Tunnel, MetLife Stadium, and American Dream are nearby.
Key Highlights
- Two separate residences, each with 2 bedrooms and 1 updated bathroom
- 2,156 sq. ft. property with a full finished basement and legal half bath
- Detached 2‑car garage, long driveway, fenced backyard, and off‑street parking
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
$36,083
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
4.54%
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%
$721,660
$721.7K
Cap Rate 7%
$515,471
$515.5K
Cap Rate 9%
$400,922
$400.9K
Market Conditions
NOI Build-Up for 2,156 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
$55.1K $25.56/SF
− Vacancy
−$3.6K −$1.65/SF
EGI
$51.5K $23.91/SF
− OpEx
−$15.5K −$7.17/SF
NOI
$36.1K $16.74/SF
Area
Bergen County, 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%
$721,660
Cap Rate 7%
$515,471
Cap Rate 9%
$400,922
Alternative Uses
Best Use
Multifamily LT 5
$515.5K
$451.0K – $601.4K
NOI $36,083 @ 7.0% cap · market cap 4.54%
Second Best
Apartment 5plus
$473.6K
$414.4K – $552.6K
NOI $33,155 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$563.0K
$492.6K – $656.8K
NOI $39,408 @ 7.0% cap · market cap 4.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,239
Businesses Nearby
Explore this area
Business Placement
Demographics for 07073, NJ
10,022
Population
4,325
Households
2.3
Avg Household Size
38
Median Age
45%
College-Educated
88%
High-School Grad
3.7 sq mi
ZIP Area
2,709
Density / Sq Mi
$91,789
Median Household Income
$59,221
Median Earnings
$1,867
Median Rent
$453,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences offer updated baths, distinct entrances, and finished lower-level space.
Where is this duplex located?
The property is located at 81 Union Street East Rutherford, NJ.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Two separate residences, each with 2 bedrooms and 1 updated bathroom; 2,156 sq. ft. property with a full finished basement and legal half bath; Detached 2‑car garage, long driveway, fenced backyard, and off‑street parking
