Keyport Mixed-Use Investment
For Sale
$1,175,000
11 W Front Street, Keyport, NJ 07735
Waterfront-adjacent mixed-use property with retail and residential units.
Property Size5,268 SF
Price / SF$223.04
Days on Market405
Property Features for 11 W Front Street
General Information
Standard status
Active
Size
5,268 SF
Property subtype
Commercial
Building Details
Year Built
1900
Listing Agency:
Coldwell Banker Realty
(732) 462-4242
Listed By:
Michael Viktorenko · License #2191129
(833) 740-1234
Source:
Actionplusrealty
Added: Jul 23, 2025
Changed: Aug 31
Last Checked: Aug 30 at 5:39PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This mixed-use investment property is located in Keyport, within Monmouth County's waterfront corridor. The property features a street-level retail space on the first floor, accompanied by two expansive apartments occupying the second and third floors. These apartments include four to five bedrooms each. All units benefit from water views. The property offers existing income potential, with value-add and redevelopment upside, including the possibility to expand or reconfigure the structure and increase unit count, subject to zoning and township approvals. Zoned GC (General Commercial), the property allows for flexible mixed-use strategies. The location benefits from continued regional growth, renewed investment activity, and expanding demand driven by major nearby development, most notably Netflix's expanding presence in Monmouth County. The property is situated in a walkable community along the Monmouth County shorefront. The building size is 5268 square feet.
Key Highlights
- Waterview property with strong tenant appeal
- Mixed‑use investment property with retail and residential units
- Value‑add and redevelopment potential, including expansion possibilities
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
$71,118
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
6.05%
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%
$1,422,360
$1.4M
Cap Rate 7%
$1,015,971
$1.0M
Cap Rate 9%
$790,200
$790.2K
Market Conditions
NOI Build-Up for 5,268 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
$126.4K $24.00/SF
− Vacancy
−$12.6K −$2.40/SF
EGI
$113.8K $21.60/SF
− OpEx
−$42.7K −$8.10/SF
NOI
$71.1K $13.50/SF
Area
Monmouth County, NJ
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,422,360
Cap Rate 7%
$1,015,971
Cap Rate 9%
$790,200
Alternative Uses
Best Use
Mixed Use
$1.02M
$889.0K – $1.19M
NOI $71,118 @ 7.0% cap · market cap 6.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.20M – $1.60M
NOI $96,291 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
681
Businesses Nearby
Explore this area
Business Placement
Demographics for 07735, NJ
18,652
Population
8,411
Households
2.2
Avg Household Size
42
Median Age
33%
College-Educated
92%
High-School Grad
4.9 sq mi
ZIP Area
3,807
Density / Sq Mi
$98,760
Median Household Income
$57,988
Median Earnings
$1,520
Median Rent
$384,700
Median Home Value
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 - Waterfront-adjacent mixed-use property with retail and residential units.
Where is this mixed-use property located?
The property is located at 11 W Front Street Keyport, NJ.
What is the asking price?
The asking price for this property is $1,175,000.
What are key features of this property?
This property features: Waterview property with strong tenant appeal; Mixed‑use investment property with retail and residential units; Value‑add and redevelopment potential, including expansion possibilities
