Victorian-Style Mixed-Use
New
For Sale
$3,800,000
807 Ocean Road, Point Pleasant, NJ 08742
Commercial Sale, Point Pleasant, NJ
Property Size7,976 SF
Lot Size1.50 Acres
Price / SF$476.43
Days on Market2
Property Features for 807 Ocean Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Office, Professional, Multi-Use, Mixed, Commercial
Rooms
Basement
Parking features
Parking Lot, Paved or Surfaced
Exterior features
Lighting
Fireplace
1
Directions
Between Gowdy and Borden
Subdivision
Pt Plsnt Boro
Standard status
Active
APN
32-00030-0000-00002
Size
7,976 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
24409
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Forced Air, Baseboard
Cooling system
Window Unit(s), Central Air
Water source
Public
Building Details
Floors in Building
2
Flooring type
Concrete, Wood
Building materials
Block, Aluminum Siding, Stucco
Roof type
Shingle
Listing Agency:
Keller Williams Valley Realty · Keller Williams Realty
(201) 391-2500
Listed By:
Donna Nicolich
(201) 391-2500
Added: Aug 21
Last Checked: Aug 22 at 2:06AM
MLS# 22626290
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 mixed-use property brings together a Victorian-style home and a separate warehouse on approximately 1.5 acres. The 7,976-square-foot improvements include a residence with wood flooring, basement, fireplace, central air, and multiple heating systems, along with a block warehouse featuring four oversized bays. Paved parking, public water, public sewer, lighting, and a shingle roof are also part of the property’s physical profile.
The site is located at 807 Ocean Road in Point Pleasant, less than 1/2 mile from restaurants and shopping on Arnold Ave. The beach is 1 mile away. Land-use designations identified for the property include an overlay zone for affordable housing, general commercial, and neighborhood commercial zoning. A preliminary 12 unit density project has received town approval, subject to applicable local zoning regulations and municipal approval.
The site is located at 807 Ocean Road in Point Pleasant, less than 1/2 mile from restaurants and shopping on Arnold Ave. The beach is 1 mile away. Land-use designations identified for the property include an overlay zone for affordable housing, general commercial, and neighborhood commercial zoning. A preliminary 12 unit density project has received town approval, subject to applicable local zoning regulations and municipal approval.
Key Highlights
- Approximately 1.5 acres at 807 Ocean Road, Point Pleasant, NJ 08742
- 7,976‑square‑foot mixed‑use property with Victorian‑style home and warehouse
- Warehouse includes four oversized bays
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
$122,033
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
3.21%
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%
$2,440,660
$2.4M
Cap Rate 7%
$1,743,329
$1.7M
Cap Rate 9%
$1,355,922
$1.4M
Market Conditions
NOI Build-Up for 7,976 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
$239.3K $30.00/SF
− Vacancy
−$76.6K −$9.60/SF
EGI
$162.7K $20.40/SF
− OpEx
−$40.7K −$5.10/SF
NOI
$122.0K $15.30/SF
Area
Ocean County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,440,660
Cap Rate 7%
$1,743,329
Cap Rate 9%
$1,355,922
Alternative Uses
Best Use
Office B
$1.74M
$1.53M – $2.03M
NOI $122,033 @ 7.0% cap · market cap 3.21%
Second Best
Warehouse
$1.55M
$1.36M – $1.81M
NOI $108,708 @ 7.0% cap · market cap 2.86%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,789 @ 7.0% cap · market cap 3.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
914
Businesses Nearby
Explore this area
Business Placement
Demographics for 08742, NJ
25,056
Population
12,604
Households
2
Avg Household Size
46
Median Age
52%
College-Educated
95%
High-School Grad
5.6 sq mi
ZIP Area
4,474
Density / Sq Mi
$111,983
Median Household Income
$57,547
Median Earnings
$1,879
Median Rent
$576,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile commercial parcel combines a character-filled residence with a four-bay warehouse and paved on-site parking.
Where is this mixed-use property located?
The property is located at 807 Ocean Road Point Pleasant, NJ.
What is the asking price?
The asking price for this property is $3,800,000.
What are key features of this property?
This property features: Approximately 1.5 acres at 807 Ocean Road, Point Pleasant, NJ 08742; 7,976‑square‑foot mixed‑use property with Victorian‑style home and warehouse; Warehouse includes four oversized bays
