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Property profile & analytics
OFF-MARKET
Industrial properties
838 Main Ave Passaic, NJ 07055-8465
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US59-0250906
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Lot
1.2 ac (52,374 SF)
Zoning code
M-1
APN
07 04111-0000-00003
UPID
US59-0250906
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
King USA Storage · 18 yrs held
King USA Storage
since 2007
5 recorded transactions
Zoning & alternative use
M-1 · Passaic, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ept R-1, R-2 and R-1A, solid fences up to six feet in height may be erected to enclose a vacant lot, provided that the exterior side of such fence is properly finished and kept free of graffiti or advertising. In the C, M-1 and M-2 Zones, open fences up to eight feet in height shall be permitted. COMMON ZONING TOPICS Minimum Parking Dimensions Signage and Aw…
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
100.44 ac
Source
Passaic Zoning Guide
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Passaic submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Passaic submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$196,889
Tax year 2023
Assessed value
$4,917,300
Assessed 2024
Previous assessed
$4,917,300
+0.0% YoY
Effective rate
4.00%
On assessed value
Assessed land
$492,800
Assessed improvement
$4,424,500
Land market value
$492,800
Improvement market value
$4,424,500
Total market value
$4,917,300
Applied tax rate
7.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
1.2 ac (52,374 SF)
Zoning code
M-1
APN
07 04111-0000-00003
UPID
US59-0250906
Jurisdiction
PASSAIC
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
M-1 · Passaic, NJZoning M-1 · permitted uses
M-1 · Passaic, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ept R-1, R-2 and R-1A, solid fences up to six feet in height may be erected to enclose a vacant lot, provided that the exterior side of such fence is properly finished and kept free of graffiti or advertising. In the C, M-1 and M-2 Zones, open fences up to eight feet in height shall be permitted. COMMON ZONING TOPICS Minimum Parking Dimensions Signage and Awnings General Rules for All Zones • Max sign height: 16 feet (including support str
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
100.44 ac
Source
Passaic Zoning Guide
Building & site characteristics
From public records
Heating
NONE
Lot
1.2 ac
Current owner
From public records · entity-resolved
King USA Storage
Individual
Mailing address
215 E 58TH ST #4, NEW YORK, NY 10022-1296
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2025
—
Skusa Passaic LLC
—
Deed
related
$13,000,000 · Goldman Sachs Bank USA
Sep 17, 2007
$4,100,000
King USA Storage
838 Main Avenue LLC
Grant Deed
$7,000,000 · Berkshire Bank
Sep 28, 2006
$1
838 Main Avenue LLC
838 Main Avenue Associates
Grant Deed
related
—
—
—
Skusa Passaic LLC
—
Deed Of Trust
related
$8,000,000 · Keybank USA
—
—
Skusa Passaic LLC
—
Loan Modification
related
$6,729,634 · K F Investors
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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