Listed By: Michael Little Show Phone

Added: Jan 8, 2025 Changed: Mar 16

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Investment Insights

Based on property information with market context.

Located in Howell Township, NJ, this mixed-use property features a turnkey landscape design and hardscape company. The property spans 6 acres and includes over 2,620 square feet of combined residential and office/garage buildings, along with an additional 900+ square feet of hoop fabric garages used for storage. A rented residential home on the property generates passive income, supplemented by income from several commercial tenants. The sale encompasses the established business, including its revenue and profit streams, inventory, equipment, and existing client records. The property is equipped with irrigation, septic systems, and two deep wells. With over 30 years of experience, the business serves a high-net-worth clientele in Monmouth County, specializing in large-scale landscape and hardscape installations and maintenance. The current owner is willing to remain as a consultant to facilitate a smooth transition. The business currently operates with limited advertising and marketing, presenting a growth opportunity for a new owner interested in expansion and marketing efforts. Detailed financial information, including revenue, expenses, inventory, tenant income, and customer records, will be provided upon request, subject to a signed NDA and proof of funds/prequalification. The property is located at 763 Hulses Corner Road.

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

$43,849

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

4.87%

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%

$876,980 $877.0K

Cap Rate 7%

$626,414 $626.4K

Cap Rate 9%

$487,211 $487.2K

Market Conditions

NOI Build-Up for 2,620 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

$67.0K $25.56/SF

− Vacancy

−$4.3K −$1.65/SF

EGI

$62.6K $23.91/SF

− OpEx

−$18.8K −$7.17/SF

NOI

$43.8K $16.74/SF

Area

Monmouth County, NJ

Vacancy

6.46%

Lease Rate

$25.56 /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%

$876,980

Cap Rate 7%

$626,414

Cap Rate 9%

$487,211

Alternative Uses

Best Use

Multifamily LT 5

$626.4K

$548.1K – $730.8K (±1% cap)

NOI $43,849 @ 7.0% cap · market cap 4.87%

Second Best

Mixed Use

$505.3K

$442.1K – $589.5K (±1% cap)

NOI $35,370 @ 7.0% cap · market cap 3.93%

Theoretical Best

Office A

$684.1K

$598.6K – $798.2K (±1% cap)

NOI $47,889 @ 7.0% cap · market cap 5.32%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mixed-use properties

Suggested Use

Top Pick Law Firm Auto Parts Store Real Estate Agency Parking Lot & Garage Food Market Cafe & Coffee Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

302

Businesses Nearby

Explore this area Business Placement

Demographics for 07731, NJ

39,677

Population

14,102

Households

2.8

Avg Household Size

40

Median Age

42%

College-Educated

94%

High-School Grad

31.8 sq mi

ZIP Area

1,248

Density / Sq Mi

$130,064

Median Household Income

$57,228

Median Earnings

$2,619

Median Rent

$454,900

Median Home Value

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Frequently Asked Questions

What type of property is this?

Mixed-use property - 2620 SF Agricultural, Residential - Income, Mixed Use For Sale

Where is this mixed-use property located?

The property is located at 763 Hulses Corner Road Wall Township, NJ.

What is the asking price?

The asking price for this property is $900,000.