Mixed-Use Auto Repair and
For Sale
$2,500,000
81 Wabash Ave, Clifton, NJ 07011
Two-story building combines ground-floor auto repair with five upper office suites.
Property Size8,000 SF
Days on Market54
Property Features for 81 Wabash Ave
General Information
Standard status
Active
Size
8,000 SF
Total Parking Spaces
20
Zoning
M2
Additional Details
Office Units
5
Taxes and HOA fees
Annual Taxes
$24,424
Amenities
Baseboard, Electric, Forced Air, Natural Gas
Building Details
Building Size
8,000 SF
Year Built
1950
Stories
2
Listing Agency:
ARCADIA, REALTORS
Listed By:
PAUL MERINO
(973) 462-3683
Source:
Evrealestate
Added: Jul 13
Changed: Aug 28
Last Checked: Sep 2 at 3:06PM
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 ARCADIA, REALTORS
Investment Insights
Based on property information with market context.
This well maintained two-story block building offers a mixed-use layout with approximately 4,000 square feet per floor footprint. The ground floor is currently used for auto repair under EuroPerformance. The top floor contains five office suites, sized at approximately 450 to 620 square feet each.
The property is offered for sale. It is located at 81 Wabash Ave in Clifton City, New Jersey.
As configured, the building provides dedicated space for automotive service below and multiple individual office units above, making it suitable for buyers seeking an on-site business with income-producing office suites.
The property is offered for sale. It is located at 81 Wabash Ave in Clifton City, New Jersey.
As configured, the building provides dedicated space for automotive service below and multiple individual office units above, making it suitable for buyers seeking an on-site business with income-producing office suites.
Key Highlights
- 1950‑built two‑story block building with a 4,000 SF footprint
- Ground floor is used for auto repair (EuroPerformance)
- Top floor features five office suites
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
$122,400
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
4.90%
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%
$2,448,000
$2.4M
Cap Rate 7%
$1,748,571
$1.7M
Cap Rate 9%
$1,360,000
$1.4M
Market Conditions
NOI Build-Up for 8,000 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
$240.0K $30.00/SF
− Vacancy
−$76.8K −$9.60/SF
EGI
$163.2K $20.40/SF
− OpEx
−$40.8K −$5.10/SF
NOI
$122.4K $15.30/SF
Area
Passaic 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%
$2,448,000
Cap Rate 7%
$1,748,571
Cap Rate 9%
$1,360,000
Alternative Uses
Best Use
Office B
$1.75M
$1.53M – $2.04M
NOI $122,400 @ 7.0% cap · market cap 4.90%
Second Best
Retail
$1.63M
$1.43M – $1.90M
NOI $114,186 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$2.09M
$1.83M – $2.44M
NOI $146,227 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Location Intelligence
Trade Area within ½ mile
1,818
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07011, NJ
41,691
Population
14,198
Households
2.9
Avg Household Size
37
Median Age
23%
College-Educated
85%
High-School Grad
3.1 sq mi
ZIP Area
13,449
Density / Sq Mi
$73,589
Median Household Income
$41,323
Median Earnings
$1,613
Median Rent
$403,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- TFI Fleet Maintenance — 620 US-46, Clifton, NJ 07013
- Oil & Filter Exchange — 471 Piaget Ave, Clifton, NJ 07011
- George Auto Service — 1260 Main Ave, Clifton, NJ 07011
- Backyardtints Clifton — 180 Getty Ave, Clifton, NJ 07011
- Oilpit Express Corporation — 532 Lexington Ave, Clifton, NJ 07011
Frequently Asked Questions
What type of property is this?
Auto shop - Two-story building combines ground-floor auto repair with five upper office suites.
Where is this auto shop located?
The property is located at 81 Wabash Ave Clifton, NJ.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 1950‑built two‑story block building with a 4,000 SF footprint; Ground floor is used for auto repair (EuroPerformance); Top floor features five office suites
