ACREX · CALDWELL, NJ
Morris I-80 Corridor Industrial Real Estate
Warehouse and flex along Interstate 80 in Morris County. Q3 2026 data.
Morris County towns that Interstate 80 passes through, per its Wikipedia junction list: Mount Olive, Netcong, Roxbury, Mount Arlington, Wharton, Rockaway Township, Denville, Parsippany-Troy Hills and Montville.
Market snapshot, Q3 2026
NAI James E. Hanson, 3Q 2026: the Morris Region posted the strongest net absorption in northern NJ, nearly 1.1 million SF, with 1.6 million SF under construction, including a 602,409 SF project at 111 Route 10 due in the fourth quarter.
Newmark, 3Q 2026: Morris East $16.94/SF NNN, 6.8% vacancy; Morris West $17.14/SF, 6.6% vacancy.
Matthews, Q3 2026: construction is concentrated in Eastern Morris, at 6.6% of its stock.
Each firm draws its submarkets differently, so figures are not directly comparable. Asking rents are averages, not achieved rents.
What it means for owners
Demand is strong, but new buildings are also arriving, so pricing against new supply matters. Get a free rent and value estimate for your building.
Projects in the pipeline
The AcreX sheet tracks 48 commercial projects in these towns (19 warehouse, industrial or storage) and 5 mapped multifamily projects with 615 units, as of October 24, 2026. Commercial tab · Pipeline tab
Largest industrial projects
3000 Continental Drive (former BASF HQ), Mount Olive: 585,000 SF, under construction.
169 Lackawanna Avenue, Parsippany-Troy Hills: 281,198 SF, proposed.
20-30 Lanidex West Warehouse, Parsippany-Troy Hills: 140,351 SF, approved.
249 Pomeroy Road Redevelopment Warehouse, Parsippany-Troy Hills: 109,650 SF, proposed.
2 Hilton Court, Parsippany-Troy Hills: 108,000 SF, approved.
299 Jefferson Road, Parsippany-Troy Hills: 106,400 SF, proposed.
Largest multifamily projects
4 Gatehall Drive, Parsippany Troy Hills: 178 units, approved.
Thrive at Roxbury senior living, Roxbury: 175 units, approved.
Avalon at 2 and 3 Campus Drive, Parsippany Troy Hills: 164 units, under construction.
Map
For owners
Owner questions
Which towns are in the Morris I-80 Corridor?
Mount Olive, Netcong, Roxbury, Mount Arlington, Wharton, Rockaway Township, Denville, Parsippany-Troy Hills, Montville. This is the town list AcreX uses; brokerage research firms draw their submarkets differently.
What do warehouses rent for in the Morris I-80 Corridor?
Morris East $16.94/SF NNN, 6.8% vacancy; Morris West $17.14/SF, 6.6% vacancy. Source: Newmark, 3Q 2026.
How many projects are planned here?
48 commercial projects and 5 mapped multifamily projects (615 units) in the AcreX sheet as of October 24, 2026.
Who pays the broker when I lease my building?
It depends on the listing agreement. In New Jersey a broker can only enforce a commission agreement that is in writing (N.J.S.A. 25:1-16), so the fee and who pays it should be agreed before marketing starts.
Related pages
Talk to AcreX
Book a consultation with Jonathan Libock · Call (201) 694-6463 · jon@acrex.co
Sources: NAI James E. Hanson 3Q 2026 Industrial Report (Oct 5, 2026); Newmark 3Q 2026 Northern NJ Industrial Market Report; Matthews Northern NJ Industrial Q3 2026 (Oct 30, 2026); AcreX pipeline sheet, Commercial and Pipeline tabs, rows marked for the map, as of October 24, 2026. Updated November 2, 2026.