Individually Owned 
For Sale
1 / 7
$390,000
478 Main St, Paterson, NJ 07501
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Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Construction
CONCRETE BLOCKS
Total area
1,232 SF
Lot
0.05 ac (2,112 SF)
Zoning code
B-2
APN
08 05903-0000-00004
UPID
US59-3116574
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$290k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$290k
Owner & transaction history
since 2019
5 recorded transactions
Zoning & alternative use
B-2 · Paterson, NJ
Zoning description
F. B‐2 Community Business District: The intent of the B‐2 Community Business District is to provide sufficient space in appropriate locations for a wide variety of commercial and service activities, serving a wider area…
General category
COMMERCIAL
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 11 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$290k
Value range
$261k – $319k
±10% around blend
Estimated value / SF
$235 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$261k
blend $290k
$319k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,232 SF
Lot area
0.05 ac
Stories
1
APN
08 05903-0000-00004
Zoning
B-2
Assessed value
$179,800
Annual tax
$8,346
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,346
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$623k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.7 mi away · 1,410 SF
4.4 mi away · 1,090 SF
5.9 mi away · 1,587 SF
6.0 mi away · 1,401 SF
6.1 mi away · 1,587 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$290k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 136 sales
$146
+62%
Submarket 587 sales
$177
+33%
County 817 sales
$190
+24%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $235/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
4.51%
Selected cap rate for this commercial real estate
Derived from the Paterson market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.51%
9.0%
NOI (est.)
$18k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$390k
Move the market yield to see immediate price impact.
Value / SF
$316
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.01%4.51%5.01%
$16k
$395k
$351k
$316k
$18k
$439k
$390k
$351k
$19k
$482k
$429k
$386k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$900k
3.1 mi · Dec 2025 · $684/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$8,346
Tax year 2022
Assessed value
$179,800
Assessed 2023
Previous assessed
$179,800
+0.0% YoY
Effective rate
4.64%
On assessed value
Assessed land
$66,700
Assessed improvement
$113,100
Land market value
$66,700
Improvement market value
$113,100
Total market value
$179,800
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Total area
1,232 SF
Lot
0.05 ac (2,112 SF)
Zoning code
B-2
APN
08 05903-0000-00004
UPID
US59-3116574
Jurisdiction
PASSAIC
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Paterson, NJZoning B-2 · permitted uses
B-2 · Paterson, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
F. B‐2 Community Business District: The intent of the B‐2 Community Business District is to provide sufficient space in appropriate locations for a wide variety of commercial and service activities, serving a wider area…
General category
COMMERCIAL
Building & site characteristics
From public records
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Lot
0.05 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B-2
COMMERCIAL
Jurisdiction
Paterson, NJ
Recorded code
B-2
Official district
B-2
Official district profile
What the municipal code says about B-2
Zoning description
F. B‐2 Community Business District: The intent of the B‐2 Community Business District is to provide sufficient space in appropriate locations for a wide variety of commercial and service activities, serving a wider area…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B-2 in Paterson, NJ.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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