520 Pleasant Valley Way 4,889 SF Office Building West Orange, NJ 07052 $999,000 ($204.34/SF) 5.73% Cap Rate

Experience a rare opportunity to acquire a freestanding medical/professional office building on one of West Orange’s most established and high-visibility medical corridors. The current medical tenant has given notice and will be vacating in October 2026; however tenant is flexible to leave with 3 months' notice. This creates a prime opportunity for a full owner-user occupancy or complete repositioning for a new practice or professional firm.
The building offers two finished levels with the potential for a third-floor addition, subject to township approval. The main level is efficiently designed for medical use and includes 4 exam rooms, 2 labs, 3 private physician offices, 3 restrooms, and a staff office/training room. The lower level provides excellent support space with file storage, a billing department, and a kitchenette, ideal for administrative operations.
A major asset of this property is its large private parking lot, already providing strong capacity. Expansion of the parking area is possible with submission of Town drainage plans, giving future ownership the ability to increase parking count for higher patient volumes, group practices, or specialty medical use. A 2-car detached garage adds additional utility and storage.
The building features handicap accessibility via a rear elevator, prominent roadside visibility, and high-traffic exposure for signage and branding.
Current taxes are approximately $32,000 and are under appeal.
With a newly reduced asking price of $999,000, this property represents one of the most competitively priced owner-user medical/professional opportunities in West Orange.