Highway Frontage Storefront
For Sale
$1,650,000
75 Highway 35, Eatontown, NJ 07724
Commercial Sale, Eatontown, NJ
Property Size3,393 SF
Lot Size1.08 Acres
Price / SF$486.30
Days on Market48
Property Features for 75 Highway 35
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Office, Retail, Research, Professional, Multi-Use, General Highway, Commercial, Central Business
Parking
47
Parking features
Parking Lot
Security features
Security System
Exterior features
Lighting, Outdoor Shower
Fireplace
1
Basement
Crawl Space
Lot features
Fenced/ Enclosed Area, Highway Frontage, Landscaped
Directions
Route 35 between Netflix Studios and Monmouth Square Redevelopment!
Standard status
Active
APN
12-01007-0000-00002
Size
3,393 SF
Lot size
1.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
14504
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1938
Floors in Building
1
Building materials
Concrete, Stucco
Roof type
Shingle
Listing Agency:
Jamie Pavlis Real Estate, Inc.
Listed By:
Deborah Pavlis
(732) 542-2223
Added: Jul 26
Changed: Sep 4
Last Checked: Sep 11 at 3:06AM
MLS# 22622837
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 storefront property includes two freestanding, tenant-occupied buildings totaling 3,393 SF and serving three tenants. Building #75 contains 2,093 SF, while Building #73 provides 1,300 SF. Improvements include concrete and stucco construction, central air, shingle roofing, lighting, and a paved parking lot with 47 spaces. The property was built in 1938 and is supplied by public water and public sewer.
The 1.08-acre parcel fronts Route 35 for 160 feet and has three curb cuts: two from Route 35 and one from White Street. It is zoned B-2 Highway Commercial and sits approximately 1/2 mile south of the new Netflix development and 1/2 mile north of the Monmouth Square Redevelopment, formerly Monmouth Mall. The property is offered for sale and may suit an owner-user or 1031 exchange investor.
The 1.08-acre parcel fronts Route 35 for 160 feet and has three curb cuts: two from Route 35 and one from White Street. It is zoned B-2 Highway Commercial and sits approximately 1/2 mile south of the new Netflix development and 1/2 mile north of the Monmouth Square Redevelopment, formerly Monmouth Mall. The property is offered for sale and may suit an owner-user or 1031 exchange investor.
Key Highlights
- Two freestanding buildings totaling 3,393 SF with three tenant‑occupied suites
- 1.08‑acre parcel with 160 feet of Route 35 highway frontage
- Three curb cuts: two on Route 35 and one on White Street
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
$48,429
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
2.94%
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%
$968,580
$968.6K
Cap Rate 7%
$691,843
$691.8K
Cap Rate 9%
$538,100
$538.1K
Market Conditions
NOI Build-Up for 3,393 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
$73.3K $21.60/SF
− Vacancy
−$4.1K −$1.21/SF
EGI
$69.2K $20.39/SF
− OpEx
−$20.8K −$6.12/SF
NOI
$48.4K $14.27/SF
Area
Monmouth County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$968,580
Cap Rate 7%
$691,843
Cap Rate 9%
$538,100
Alternative Uses
Best Use
Retail
$691.8K
$605.4K – $807.2K
NOI $48,429 @ 7.0% cap · market cap 2.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$886.0K
$775.2K – $1.03M
NOI $62,019 @ 7.0% cap · market cap 3.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
822
Businesses Nearby
99k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 40%
Dining 21%
Groceries 20%
Shops & Services 20%
Lowe's
Home Improvements & Furnishings
38,948 visits/mo
0.3 miles
Lidl
Groceries
19,748 visits/mo
0.4 miles
McDonald's
Dining
18,421 visits/mo
0.3 miles
Dollar General
Shops & Services
7,631 visits/mo
0.2 miles
7-Eleven
Shops & Services
4,529 visits/mo
0.3 miles
Demographics for 07724, NJ
23,494
Population
10,424
Households
2.3
Avg Household Size
44
Median Age
45%
College-Educated
92%
High-School Grad
12.1 sq mi
ZIP Area
1,942
Density / Sq Mi
$99,170
Median Household Income
$53,234
Median Earnings
$1,640
Median Rent
$487,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail 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?
Storefront property - Two occupied retail buildings sit within a B-2 Highway Commercial parcel with public utilities and paved on-site parking.
Where is this storefront property located?
The property is located at 75 Highway 35 Eatontown, NJ.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Two freestanding buildings totaling 3,393 SF with three tenant‑occupied suites; 1.08‑acre parcel with 160 feet of Route 35 highway frontage; Three curb cuts: two on Route 35 and one on White Street
