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    Mountain Lakes Office Condominium Title is generated by Realmo AI

    115 Us Highway 46, Mountain Lakes, NJ 07046

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    Claim this Listing
    For Sale
    $219,000

    Commercial - Mountain Lakes Boro, NJ

    Property size:
    1,234 SF
    Lot size:
    0.06 Acres
    Price / SF:
    $177/SF
    Added:
    Mar 24, 2026
    Days on Market:
    70
    Last Refresh:
    Jun 1 at 7:06 am

    Property Features for 115 Us Highway 46

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    OL-2
    Parking features
    Parking Lot
    Standard status
    Active
    Size
    1,234 SF
    Lot size
    0.06 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    10242

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2000
    Floors in Building
    2
    Number of units
    1
    Building materials
    Block, Brick, Glass
    Roof type
    Asphalt, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    CHERYL DARMANIN
    CHERYL DARMANIN

    Listing agent CHERYL DARMANIN

    Listing office KELLER WILLIAMS - NJ METRO GROUP 237 LORRAINE AVE, Montclair, NJ

    Listing date Mar 24, 2026

    MLS# 4016329 Listing URL

    Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Immediate income from existing tenant, ideal for investors
    • Excellent location with easy access to Route 46, I‑80, I‑287, and I‑280
    • Well‑designed 1,234 sq ft office space with 4 private offices, reception area, kitchenette, and private restroom
    • Suitable for a variety of professional uses (legal, financial, medical, consulting)
    • Ample on‑site parking for tenants and visitors
    • Located in the well‑established Mountain Lakes Business Park

    Overview

    A professional office condominium is available for sale within the Mountain Lakes Business Park, situated at 115 Route 46 in Mountain Lakes, NJ. Unit D28 features approximately 1,234 square feet of office space, incorporating four private offices, a reception/waiting area, a kitchenette, and a private restroom. The suite's layout is designed to accommodate various professional services, including legal, financial, medical, and consulting practices. The property is well-maintained, providing a professional environment and ample on-site parking for tenants and visitors. The property is currently occupied by a tenant, offering immediate income potential for investors. The location along Route 46 provides convenient access to Interstate 80, Interstate 287, and Interstate 280, facilitating regional connectivity throughout Morris County and Northern New Jersey. The lot size is 0.06 acres.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $37.0k $30.00
    − Vacancy −$11.8k −$9.60
    EGI $25.2k $20.40
    − OpEx −$6.3k −$5.10
    NOI $18.9k $15.30
    1,234 SF · lease $30.00/SF/yr · vacancy 32.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $269.7K
    $236.0K – $314.7K (±1% cap)
    NOI $18,880 @ 7.0% cap · market cap 8.62%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $322.2K
    $282.0K – $375.9K (±1% cap)
    NOI $22,556 @ 7.0% cap · market cap 10.30%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Peter Dabrowski MD Pediatrician

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mountain Lakes
    County
    Morris
    State
    New Jersey
    Longitude
    -74.442169
    Latitude
    40.877138

    Nearby Similar for Sale

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    • $449,000
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      Mountain Lakes Office Condominium

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      Prime Corner Commercial Property

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    FAQs

    What type of property is this?
    Office units - Professional office condo in Mountain Lakes Business Park for sale.
    Where is this office units located?
    The property is located at 115 Us Highway 46 Mountain Lakes, NJ.
    What is the asking price?
    The asking price for this property is $219,000.
    What are key features of this property?
    This property features: Immediate income from existing tenant, ideal for investors; Excellent location with easy access to Route 46, I‑80, I‑287, and I‑280; Well‑designed 1,234 sq ft office space with **4 private offices, reception area, kitchenette, and private restroom**
    (973) 783-7400
    We can help!
    Listing Contact
    CHERYL DARMANIN
    CHERYL DARMANIN
    Real Estate License ID: 111786,NEWJERSEY
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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