Flex Space with Loading
For Sale
$3,995,000
2113 Highway 35, Oakhurst, NJ 07755
COMMERCIAL - Oakhurst, NJ
Property Size17,000 SF
Lot Size1.50 Acres
Price / SF$235
Days on Market238
Property Features for 2113 Highway 35
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking
28
Parking features
Parking Lot
Exterior features
Display Window
Lot features
Highway Frontage
Directions
Route 35 near West Park Ave
Standard status
Active
APN
3700003000000011
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
27824
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Listing Agency:
Cathy Ades Real Estate LLC
(732) 413-0040
Listed By:
Catherine Ades · License #0674797
(732) 413-0040
Added: Jan 5
Changed: Aug 4
Last Checked: Aug 31 at 12:06PM
MLS# 22600306
Copyright © 2026 More MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex property combines warehouse and retail space within a 17,000-square-foot building on 1.5 acres. Approximately 12,000 square feet is configured for warehouse use, with 15-foot ceilings, a new loading dock door, three new exterior electric doors, and two new interior electric doors. Display windows, forced-air heating, and central air are also included.
The property is located at 2113 Highway 35 in Oakhurst, with a parking lot providing 28 spaces. Public water and public sewer serve the site. Built in 1958, the building offers a mix of warehouse and retail improvements suitable for commercial operations requiring both customer-facing space and loading functionality.
The property is located at 2113 Highway 35 in Oakhurst, with a parking lot providing 28 spaces. Public water and public sewer serve the site. Built in 1958, the building offers a mix of warehouse and retail improvements suitable for commercial operations requiring both customer-facing space and loading functionality.
Key Highlights
- 17,000‑square‑foot building on 1.5 acres
- Approximately 12,000 square feet of warehouse area with 15‑foot ceilings
- One new loading dock door plus three new exterior electric doors
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$278,852
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.98%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$5,577,040
$5.6M
Cap Rate 7%
$3,983,600
$4.0M
Cap Rate 9%
$3,098,356
$3.1M
Market Conditions
NOI Build-Up for 17,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$552.8K $32.52/SF
− Vacancy
−$123.8K −$7.28/SF
EGI
$429.0K $25.24/SF
− OpEx
−$150.2K −$8.83/SF
NOI
$278.9K $16.40/SF
Area
Monmouth County, NJ
Vacancy
22.40%
Lease Rate
$32.52 /SF/Yr
Expense Ratio
35.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$5,577,040
Cap Rate 7%
$3,983,600
Cap Rate 9%
$3,098,356
Alternative Uses
Best Use
Flex RnD
$3.98M
$3.49M – $4.65M
NOI $278,852 @ 7.0% cap · market cap 6.98%
Second Best
Retail
$3.47M
$3.03M – $4.04M
NOI $242,646 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$4.44M
$3.88M – $5.18M
NOI $310,733 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15 ft
Clear height
1
Dock-high doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,007
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07755, NJ
6,375
Population
2,411
Households
2.6
Avg Household Size
42
Median Age
47%
College-Educated
96%
High-School Grad
2.9 sq mi
ZIP Area
2,198
Density / Sq Mi
$133,299
Median Household Income
$54,090
Median Earnings
$2,448
Median Rent
$655,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Combined warehouse and retail improvements offer display frontage, parking, and multiple loading doors.
Where is this flex space located?
The property is located at 2113 Highway 35 Oakhurst, NJ.
What is the asking price?
The asking price for this property is $3,995,000.
What are key features of this property?
This property features: 17,000‑square‑foot building on 1.5 acres; Approximately 12,000 square feet of warehouse area with 15‑foot ceilings; One new loading dock door plus three new exterior electric doors
