GoCommercial
Nationwide Commercial Real Estate
Confidential Listing Presentation
7101 Park Avenue
Guttenberg, NJ 07093  |  Hudson Waterfront Submarket  |  CBD
$1,250,000
Recommended List Price
$272/SF
Price Per SF
5.38%
Pro Forma Cap Rate
$80,760
Current Gross Income
4,591 SF
GLA • 2 Stories
Property Overview
3-Star Storefront Retail/Residential — Multi-Tenant Investment — Central Business District
✎
Property Details (CoStar Verified)
Address7101 Park Ave, Guttenberg, NJ 07093
Building Type3-Star Retail Storefront / Residential
LocationCBD — Hudson Waterfront Submarket
GLA4,591 SF
Stories2 (Typical Floor: 2,295 SF)
ConstructionWood Frame
Year Built1990
Lot Size0.06 Acres
Frontage100' on 71st St • 45' on Park Ave
Building ClassC
TenancyMulti-Tenant
Owner OccupiedNo
Annual Taxes$12,814
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Building Use Breakdown
UseSF% of GLA
Retail (1st Floor — Supermarket)1,325 SF50%
Multifamily (2nd Floor — 2 Apts)1,325 SF50%
Additional / Common1,941 SF—
Total GLA4,591 SF100%
$
Current Rent Roll
UnitMonthlyAnnual
Supermarket (1st Floor)$3,000$36,000
Apartment 1$1,500$18,000
Apartment 2$1,500$18,000
Garage$730$8,760
Total Gross Income$6,730$80,760
Hudson Waterfront Submarket Conditions
CoStar data confirms a supply-constrained, landlord-favorable market with rising sale prices and near-zero vacancy
0.0%
Subject Vacancy
Fully Occupied
2.5%
Submarket Vacancy (2-4 Star)
↓ 0.9% YoY
$271/SF
Market Sale Price / SF
↑ from $268/SF
$155.8M
12-Mo Sales Volume
↑ from $151.3M
📈
Leasing & Sales Activity
12-Mo Leasing Activity447,068 SF (+94.1% YoY)
Avg Months on Market5.5 months
Market Overall Vacancy4.2% (↓ 0.2% YoY)
12-Mo Sales Volume$155.84M
Market Sale Price / Area$271/SF
Hudson County Avg Cap Rate5.30% (Q1 2025)
💰
CoStar Rent Analysis
Subject Asking Rent$33.26/SF
Submarket 2-4 Star$34.60/SF
Market Overall$54.27/SF
CoStar Est. Rent (Retail NNN)$31 – $38/SF
Guttenberg Avg Apt Rent$1,897/mo
Guttenberg Rent Growth+1.3% YoY
The $1.25M Valuation — Three Pillars
Three independent methodologies converge on the same value, supported by CoStar market data
Pillar 1
Market Sale Price Per SF
$1,244,161
4,591 SF × $271/SF
(Hudson Waterfront submarket average)
Pillar 2
Pro Forma NOI ÷ 5.30% Cap
$1,267,925
$67,200 market-rate NOI
÷ Hudson County avg cap rate
Pillar 3
Year 4 Stabilized Value
$1,278,868
Post supermarket renewal
at market rents @ 5.30% cap
▲
Below-Market Rent Upside — The Value-Add Story

Every unit in this building is currently leased below market. This represents a built-in value-add opportunity requiring zero capital expenditure — simply marking rents to market as leases renew generates an additional $17,253 per year in gross income.

UnitCurrent RentMarket RentAnnual Upside% Below Mkt
Supermarket (Retail ~1,325 SF) $36,000/yr
$27.17/SF		 $43,725/yr
$33.00/SF		 +$7,725 18% below
Apartment 1 $18,000/yr
$1,500/mo		 $22,764/yr
$1,897/mo		 +$4,764 21% below
Apartment 2 $18,000/yr
$1,500/mo		 $22,764/yr
$1,897/mo		 +$4,764 21% below
Garage $8,760/yr $8,760/yr — At market
Total $80,760 $98,013 +$17,253 18% below
Operating Income Analysis
Current vs. pro forma income at market rents — demonstrating the clear path from 3.98% to 5.38% cap rate
📄
Current Income (As-Is)
Gross Scheduled Income$80,760
Less: Vacancy & Credit Loss (5%)($4,038)
Effective Gross Income$76,722
Operating ExpensesAnnual
Real Estate Taxes$12,814
Insurance (est.)$3,500
Repairs & Maintenance$3,000
Management Fee (8%)$6,138
Reserves / Misc$1,500
Total Expenses$26,952
Current NOI
$49,770
Cap Rate at $1.25M: 3.98% (going-in)
📈
Pro Forma Income (At Market Rents)
Gross Scheduled Income$98,013
Less: Vacancy & Credit Loss (5%)($4,901)
Effective Gross Income$93,112
Operating ExpensesAnnual
Real Estate Taxes$12,814
Insurance (est.)$3,500
Repairs & Maintenance$3,000
Management Fee (8%)$7,449
Reserves / Misc$1,750
Total Expenses$28,513
Pro Forma NOI
$67,200
Cap Rate at $1.25M: 5.38% (pro forma)
5-Year Cash Flow Projection
Apartments mark to market in Year 2 • Supermarket renews at market +10% in Year 4 • 3% annual residential growth • 2.5% expense growth
Year Scenario Gross Income NOI Value @ 5.3% Cap YoY
Year 1 Current rents $80,760 $49,770 $939,057 —
Year 2 ★ Apts mark to market ($1,897/mo) $90,288 $58,186 $1,097,849 +16.9%
Year 3 +3% residential growth $91,924 $59,481 $1,122,283 +2.2%
Year 4 ★ Supermarket renews at market +10% $101,690 $67,780 $1,278,868 +13.9%
Year 5 +3% growth all units $103,946 $69,593 $1,313,075 +2.7%
★ Two Value Inflection Points: Year 2 (apartments mark to market) and Year 4 (supermarket renewal) each generate double-digit NOI jumps. A buyer at $1.25M reaches breakeven on a cap-rate basis by Year 2 and is in an appreciation position by Year 4 with a property valued above $1.28M.
Listing Price Strategy
Three pricing tiers based on CoStar market data, income capitalization, and comparable sales analysis
Value-Oriented
$1,150,000
$250/SF • Pro Forma Cap: 5.84%
Priced below the $271/SF submarket average to generate immediate investor interest and competitive offers. Attractive going-in yield positions this as a “day-one cash flow” acquisition with significant upside.
GoCommercial Recommended
Target Price
$1,250,000
$272/SF • Pro Forma Cap: 5.38%
Precisely at the Hudson Waterfront submarket average of $271/SF. Supported by three independent valuation methods. The 5.38% pro forma cap is competitive within the 5.30% Hudson County average and offers a clear value-add narrative.
Premium
$1,350,000
$294/SF • Pro Forma Cap: 4.98%
Prices toward the Year 4 stabilized value ($1.28M) plus a premium for the CBD location and multi-tenant stability. Best suited if seller has time flexibility to wait for the right 1031 exchange buyer.
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Key Value Drivers & Risk Factors
↑
18% Below-Market Rent Roll — Every unit is below market. Marking rents up as leases turn adds $17,253/yr in gross income with zero capital expenditure.
↑
$271/SF Submarket Average — CoStar market sale price directly supports the $1.25M ask. This is not a premium — it is the submarket average applied to the GLA.
↑
0% Vacancy • 94% Leasing Surge — Subject is fully occupied. Submarket leasing activity nearly doubled YoY while vacancy fell to 2.5%. This is a landlord’s market.
↑
Supermarket Renewal Upside — Lease expires in 3 years with a 5-year option at adjusted rent. CoStar shows market retail rents at $33/SF vs. current $27/SF — the renewal event is a significant value inflection.
↑
4 Diversified Income Streams — Retail, two residential, and garage income reduce single-tenant concentration risk and provide stable, diversified cash flow.
↑
Corner Lot • 145' Combined Frontage — 100' on 71st St plus 45' on Park Ave provides excellent visibility and dual access in the CBD.
↓
3.98% Going-In Cap — Current income yields a tight cap at the ask price. Buyer must underwrite the rent-growth story to justify the acquisition — the pro forma bridge to 5.38% mitigates this.
↓
Class C / Wood Frame — Building class and construction type may limit buyer pool to value-add investors vs. institutional capital. However, this is consistent with the submarket inventory.
GoCommercial Marketing Strategy
An institutional-grade, multi-channel marketing strategy targeting the three highest-probability buyer pools — 1031 exchange investors, mixed-use acquirers, and the national broker community.
Phase 1 — Days 1-7
Institutional Media Production
  • Cinema-Quality Video Production: Professionally produced, narrative-driven video profiling the property’s mixed-use layout, supermarket operation, and residential units. Distributed across institutional investor networks, LinkedIn, and proprietary channels.
  • Aerial Drone Footage: Comprehensive aerial coverage showing the corner lot, dual frontage, proximity to Boulevard East, NYC skyline views, and transit access — providing out-of-state buyers with spatial context to underwrite remotely.
  • Matterport 3D Virtual Walkthrough: Interactive 3D model enabling investors in New York, California, and Texas to complete initial physical due diligence from their desks.
  • Institutional Offering Memorandum: A data-rich OM with full CoStar submarket analytics, tenant overview, rent growth projections, and a detailed financial underwriting model.
Phase 2 — Days 5-21
Targeted Investor Outreach
  • 1031 Exchange Buyer Network: Direct, personalized outreach to GoCommercial’s proprietary database of active 1031 exchange buyers exiting high-density coastal markets with capital ready to deploy and time pressure that works in the seller’s favor.
  • Mixed-Use & Net-Lease Acquirers: Outreach to family offices, private equity real estate funds, and UHNW individuals that actively target mixed-use assets where pricing is attractive relative to institutional-scale product.
  • National Broker Outreach: Direct outreach to the top commercial real estate brokers nationally — ensuring every active broker working with a 1031 buyer or NNN investor is aware and motivated by our 5% co-broker commission.
Phase 3 — Ongoing
Financial Transparency & Due Diligence Readiness
  • Complete financial underwriting model with rent roll, NOI reconciliation, and 5-year cash flow projection
  • CoStar-verified submarket analytics demonstrating 0% vacancy, 94% leasing surge, and rising sale prices
  • Tenant performance overview: supermarket lease terms, residential occupancy, and renewal probability analysis
  • Title, survey, and environmental pre-clearance documentation to minimize closing timeline
Partnership Terms
Performance-based. No long-term lock-in. Flexible and transparent.
10.0%
Total Commission
5.0%
Co-Broker Split
15 Days
Cancellation Notice
Why 5% Co-Broke?  In the national net-lease and mixed-use market, buyers are almost universally represented by their own broker. A 5% co-broker commission guarantees that every broker with a qualified buyer — from Miami to Manhattan — will actively pitch your property before any competing listing. This creates a self-reinforcing distribution network that no amount of direct marketing can replicate.
The GoCommercial Advantage

Publicly Traded, Corporately Owned

Unlike franchised firms, GoCommercial (NYSE: COMP) operates every office as one unified, data-driven engine. A buyer in our Seattle office is instantly flagged for your New Jersey asset.

Direct Principal Access

You will never be passed off to a junior agent. You have the direct cell number of our senior principals, available via call or text at any time.

Zero Upfront Fees

GoCommercial absorbs 100% of marketing, media, and production costs. If we don’t close, you don’t pay. Our commitment to your success is total.

Elite Buyer Verification

Mandatory NDA before sensitive data is shared. Proof of funds or certified pre-approval from an institutional lender required prior to LOI stage.

Proposed Transaction Timeline
1
Engagement
Days 1-3
2
Media & Materials
Days 3-7
3
Market Launch
Days 7-10
4
Buyer Engagement
Weeks 2-6
5
LOI to Contract
Weeks 4-8
6
Close
Weeks 8-16