Secured Industrial Yard with
For Sale
Contact for pricing
9-21 PATERSON ST, Paterson, NJ 07501
Gated, fully paved yard with office space supports fleet operations, contractors, and equipment storage.
Property Size9,875 SF
Lot Size0.76 Acres
Price / SF$303.80
Days on Market96
Property Features for 9-21 PATERSON ST
General Information
Standard status
Active
Size
9,875 SF
Lot size
0.76 Acres
Property subtype
Mixed Use
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Building Details
Buildings
1
Stories
1
Listing Agency:
Nicholas Real Estate Agency
Listed By:
Nicholas Tselepis · License #7821189
(973) 725-3778
Source:
Crexi
Added: Jun 1
Changed: Aug 27
Last Checked: Aug 31 at 7:02PM
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 Nicholas Real Estate Agency
Investment Insights
Based on property information with market context.
The property is a versatile industrial site currently operating as a school bus company, built around a secured, gated, and fully paved yard. The offering includes an approximately 10,000 square foot building with office space, along with substantial outdoor area designed for vehicle parking and operational use. The expansive lot provides room for outdoor storage and gives operators practical flexibility for day-to-day fleet and contractor needs, including possible expansion considerations.
Located in one of Paterson’s active industrial corridors, the site is positioned for efficient movement of vehicles and equipment. It is described as having easy access to major highways and transportation routes, supporting logistics-oriented users and transportation-related operations.
This configuration is well suited for an owner-user looking for a functional yard-and-office setup for fleet operations, contractors, transportation companies, or teams that need dedicated equipment storage outdoors. The secured grounds and paved lot can also support operations that benefit from controlled access and straightforward vehicle staging. For buyers considering redevelopment or an expanded footprint, the existing office component and noted expansion opportunity provide a practical starting point for future planning.
Located in one of Paterson’s active industrial corridors, the site is positioned for efficient movement of vehicles and equipment. It is described as having easy access to major highways and transportation routes, supporting logistics-oriented users and transportation-related operations.
This configuration is well suited for an owner-user looking for a functional yard-and-office setup for fleet operations, contractors, transportation companies, or teams that need dedicated equipment storage outdoors. The secured grounds and paved lot can also support operations that benefit from controlled access and straightforward vehicle staging. For buyers considering redevelopment or an expanded footprint, the existing office component and noted expansion opportunity provide a practical starting point for future planning.
Key Highlights
- Approximately 0.76‑acre (33,106 SF) secured, gated industrial site with a fully paved yard
- Approx. 10,000 SF building with office space
- Substantial fully paved yard space for vehicle parking and outdoor storage
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
$136,341
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%
$2,726,820
$2.7M
Cap Rate 7%
$1,947,729
$1.9M
Cap Rate 9%
$1,514,900
$1.5M
Market Conditions
NOI Build-Up for 9,875 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
$170.6K $17.28/SF
− Vacancy
−$10.2K −$1.04/SF
EGI
$160.4K $16.24/SF
− OpEx
−$24.1K −$2.44/SF
NOI
$136.3K $13.81/SF
Area
Paterson, NJ
Vacancy
6.00%
Lease Rate
$17.28 /SF/Yr
Expense Ratio
15.00%
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%
$2,726,820
Cap Rate 7%
$1,947,729
Cap Rate 9%
$1,514,900
Alternative Uses
Best Use
Warehouse
$1.95M
$1.70M – $2.27M
NOI $136,341 @ 7.0% cap · market cap 4.54%
Second Best
Industrial
$1.60M
$1.40M – $1.87M
NOI $112,281 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$2.58M
$2.26M – $3.01M
NOI $180,499 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,549
Businesses Nearby
Explore this area
Business Placement
Demographics for 07501, NJ
37,918
Population
13,119
Households
2.9
Avg Household Size
33
Median Age
9%
College-Educated
71%
High-School Grad
1.8 sq mi
ZIP Area
21,066
Density / Sq Mi
$40,699
Median Household Income
$32,103
Median Earnings
$1,442
Median Rent
$304,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Truck terminal - Gated, fully paved yard with office space supports fleet operations, contractors, and equipment storage.
Where is this truck terminal located?
The property is located at 9-21 PATERSON ST Paterson, NJ.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Approximately 0.76‑acre (33,106 SF) secured, gated industrial site with a fully paved yard; Approx. 10,000 SF building with office space; Substantial fully paved yard space for vehicle parking and outdoor storage
