Mixed-Use Property with 5
For Sale
$1,100,000
549 Main Street, Spotswood, NJ 08884
Commercial Sale, Spotswood, NJ
Property Size3,147 SF
Lot Size1.26 Acres
Price / SF$349.54
Days on Market338
Property Features for 549 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
GC
Parking
10
Parking features
Offsite
Lot features
Near Public Transit, Near Shopping
Standard status
Active
APN
2400014000000001
Size
3,147 SF
Lot size
1.26 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
14324
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Flooring type
Tile - Ceramic, Carpet
Building materials
Vinyl Siding
Roof type
Asphalt
Listing Agency:
MID-STATE REALTY
(732) 251-8900
Listed By:
Denise Neftelberg
(609) 655-9222
Added: Oct 6, 2025
Changed: Sep 1
Last Checked: Sep 8 at 5:06PM
MLS# 2605564R
Copyright © 2026 All Jersey 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.
Located at 549 Main Street in Spotswood, this 3,147-square-foot mixed-use property was built in 1920 on 1.2567 acres. The building includes a dental office on the first floor and four residential rental units, creating a five-unit configuration with the possibility of a sixth unit. One one-bedroom apartment and the garage are currently vacant.
The property carries GC zoning and uses vinyl siding, asphalt roofing, ceramic tile, and carpet flooring. Building systems include baseboard and hot-water heat, window-unit cooling, public water, and public sewer. Parking is provided offsite through a shared lot with the library.
The property carries GC zoning and uses vinyl siding, asphalt roofing, ceramic tile, and carpet flooring. Building systems include baseboard and hot-water heat, window-unit cooling, public water, and public sewer. Parking is provided offsite through a shared lot with the library.
Key Highlights
- Five‑unit mixed‑use configuration with a first‑floor dental office and four rental units
- Potential for a sixth unit; one one‑bedroom apartment is currently vacant
- 3,147 SF building on 1.2567 acres
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
$48,395
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
4.40%
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%
$967,900
$967.9K
Cap Rate 7%
$691,357
$691.4K
Cap Rate 9%
$537,722
$537.7K
Market Conditions
NOI Build-Up for 3,147 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
$94.4K $30.00/SF
− Vacancy
−$6.4K −$2.04/SF
EGI
$88.0K $27.96/SF
− OpEx
−$39.6K −$12.58/SF
NOI
$48.4K $15.38/SF
Area
Middlesex County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$967,900
Cap Rate 7%
$691,357
Cap Rate 9%
$537,722
Alternative Uses
Best Use
Apartment 5plus
$691.4K
$604.9K – $806.6K
NOI $48,395 @ 7.0% cap · market cap 4.40%
Second Best
Office B
$687.8K
$601.9K – $802.5K
NOI $48,149 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$821.7K
$719.0K – $958.7K
NOI $57,522 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
395
Businesses Nearby
Explore this area
Business Placement
Demographics for 08884, NJ
8,185
Population
3,318
Households
2.5
Avg Household Size
45
Median Age
34%
College-Educated
91%
High-School Grad
2.3 sq mi
ZIP Area
3,559
Density / Sq Mi
$101,125
Median Household Income
$57,834
Median Earnings
$1,097
Median Rent
$358,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - GC-zoned building combines a first-floor dental office with residential rental space.
Where is this mixed-use property located?
The property is located at 549 Main Street Spotswood, NJ.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Five‑unit mixed‑use configuration with a first‑floor dental office and four rental units; Potential for a sixth unit; one one‑bedroom apartment is currently vacant; 3,147 SF building on 1.2567 acres
