Pricing changes, underwriting questions, and public-record findings for North Jersey industrial acquisition operators.
Core editorial focus: 10,000–50,000 SF buildings.
A free weekly brief. The finding, why it matters, and what to verify next.
174–180 Getty Avenue · Clifton
Check the premise before underwriting. $289,800 sheet net ÷ $4,299,000 historical ask = 6.74%. The undated sheet’s income, collections and expense scope remain unverified.
Next diligence step: Request a dated rent roll, T12, normalized expenses and the advertised cap’s basis.
Bergen Essex Passaic Hudson
NEW JERSEY INDUSTRIALPricing and public records can change the next diligence step. Here’s what the retained research found—and what still needs checking.
Hackensack · Bergen
−15.3% from original ask$810,000 cumulative reduction
Fairfield · Essex
Parcel identity unresolvedAE + floodway intersections · parcel screen only
TAKE THE NEXT QUESTION INTO THE ROOM
Free weekly · Email only · Browse the dated archive
PUT THE RESEARCH TO WORK
Buying or leasing industrial space in NJ? Let’s discuss the gaps in your research, what to verify next, and whether a consulting engagement would help.
Book a 15-minute strategy call ↗A concise weekly brief connects pricing changes and record findings to the assumptions behind a property decision.
A new research finding can concern an older event. The archive keeps the original draft labels and separates source or event dates from research review dates.
Browse the dated issue archiveA dated price move, source update or change in the research view.
The evidence, the calculation and any conflicting claims.
The missing record or practical question to take into diligence.
In a fixed cohort of 5,711 North Jersey industrial-class properties, 2,842 had exactly the same gross assessment in every annual observation from 2021 through 2026.
Read the assessment studyof the study cohort had unchanged assessments
Check the tax record’s context and compare current market evidence before using an assessment to support an offer.
Bergen, Essex, Passaic and Hudson. Fixed industrial cohort with complete, positive assessments in all six years, broader than the brief’s core size focus. This is not a market-value estimate. Analysis prepared .
Statewide assessment and sales records provide historical context. Current detailed property research focuses on Bergen, Essex, Passaic and Hudson. These source totals describe the retained archive, not complete industrial coverage.
A record is a starting point. I trace the details across sources to understand what a property is, what has changed, and what still needs a check.
I collect public parcel and tax records, deeds, planning records, broker materials, and dated imagery. Each observation keeps its source and date.
I compare property details across sources, check the math, and flag conflicting claims. Reported facts, calculations, and assumptions stay clearly labeled.
Sources can be incomplete, undated, or in conflict. Current terms, property conditions, and financials still need independent verification.
Bergen, Essex, Passaic, and Hudson are where detailed property research stands today. Once these counties are in a good place, I’ll continue toward the goal of covering the entire state. If you own an industrial property in one of those counties, reach out today!
7,082 properties tracked across four counties so far
2,409 tracked properties
Property checks in progress1,920 tracked properties
Property checks in progress1,450 tracked properties
Property checks in progress1,303 tracked properties
Property checks in progressTHE WORK BEHIND EACH PROPERTY
County totals refreshed
Source records retrieved –
Tracked properties are research records, not a count of completed verifications or available listings. County shading shows where detailed property research has started; the goal is to expand across all 21 counties over time.
I’m Keenan Flack. I’ve lived in New Jersey my whole life. I’m a data scientist in consumer marketplaces by day, and a New Jersey industrial real estate researcher by night.
I’m building Hillside to better understand Jersey’s industrial real estate market. I’m collecting source filings and modeling the market from the ground up. The weekly brief shares what I’m learning and notes on the market.
What changed. What the records clarified. What to verify next.