From Properties to Neighborhoods
We envisioned the Passaic Waterfront before it was a neighborhood.
An old factory, a stretch of riverfront, and a long-term bet on what a place could become.
The Passaic Waterfront
For most of a century the Passaic riverfront was a working industrial edge — warehouses, factories and yards backing onto the water, with almost nobody living there.
Stonegate looked at the same stretch of river and saw a neighborhood: a walkable waterfront within reach of New York, with buildings worth keeping and land worth developing. Acting on that view took a willingness to invest years before the market recognized it.
South St Lofts
The first address on the waterfront
Stonegate acquired a c.1900 industrial building — originally a U.S. Rubber laboratory — directly on the Passaic River at 135 South Street, and converted it into loft residences.
The building offers 63 lofts with ceilings reaching roughly 20 feet, and approximately 70% of the homes look out over the river. Alongside them sit 4,200 square feet of commercial space including a rooftop restaurant, a 57-space parking structure, and a riverside walk.
135 South Street, Passaic, New Jersey
127 South Street
From conversion to ground-up development
Having proved that people would live on the waterfront, Stonegate turned to building there from the ground up. At 127 South Street, a short walk from the lofts, 52 new apartments are in development.
Together these projects are bringing new homes to a stretch of river that, a decade ago, had none.
Timeline
How the waterfront changed
c.1900
A laboratory on the river
The building at 135 South Street is constructed as an industrial facility on the banks of the Passaic River, later serving as a U.S. Rubber laboratory.
Early investment
Stonegate acquires 135 South Street
Stonegate acquires the century-old factory at a point when the waterfront is still overwhelmingly industrial, and begins its conversion to loft residences.
2022
South St Lofts opens
Loft residences with roughly 20-foot ceilings and river views open alongside 4,200 square feet of commercial space, a rooftop restaurant, a 57-space parking structure and a riverside walk.
Ground-up development
127 South Street adds 52 apartments
A short walk from the lofts, Stonegate is building 52 new apartments from the ground up — the first purpose-built housing on this stretch of the river.
Today
A waterfront neighborhood takes shape
What began as a single conversion is becoming a residential neighborhood, with new homes and the momentum for further investment along the riverfront.
Location
On the Passaic River
135 South Street, Passaic, New Jersey · Open in Google Maps
Identify not only where value exists today, but where people will want to live, work, and invest tomorrow.