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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
    $449,000

    Professional office condo for sale in Mountain Lakes Business Park.

    Type:Commercial
    Property size:
    2,542 SF
    Price / SF:
    $176/SF
    Added:
    May 8, 2026
    Days on Market:
    25
    Last Refresh:
    May 8 at 11:26 pm

    Property Features for 115 Us Highway 46

    General Information

    Standard status
    Active
    Size
    2,542 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1987

    We can help!

    Listing Contact
    CHERYL DARMANIN
    CHERYL DARMANIN

    Listing agent CHERYL DARMANIN License #111786,NEWJERSEY

    Listing office NJ Metro Group LLC

    Listing date May 8, 2026

    Source Elliman

    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 NJ Metro Group LLC

    HighLights

    • Immediate income from existing tenant, attractive for investors.
    • Prime location in Mountain Lakes Business Park with easy access to Route 46, I‑80, I‑287, and I‑280.
    • Approximately 2,542 sq ft of office space across two levels.
    • Flexible layout with private offices, reception area, open workspace, and conference room.
    • Abundant natural light.
    • Ample shared parking.

    Overview

    Available for sale is a professional office condominium located in the Mountain Lakes Business Park at 115 Route 46 in Mountain Lakes, NJ. Units D29 and D30 offer approximately 2,542 square feet of office space across two levels, featuring a flexible and functional layout. The main level includes multiple private offices, a reception area, and an open workspace. An internal staircase leads to the upper level, which features additional office space and a conference room. The property is currently leased, providing immediate income for investors. The suite benefits from abundant natural light and access to ample shared parking within the complex. The location along Route 46 provides convenient access to Interstate 80, Interstate 287, and Interstate 280, offering regional connectivity throughout Morris County and Northern New Jersey. The property has a walk score of 21, indicating it is car-dependent, and a bike score of 27, indicating it is somewhat bikeable.

    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 $76.3k $30.00
    − Vacancy −$24.4k −$9.60
    EGI $51.9k $20.40
    − OpEx −$13.0k −$5.10
    NOI $38.9k $15.30
    2,542 SF · lease $30.00/SF/yr · vacancy 32.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $555.6K
    $486.2K – $648.2K (±1% cap)
    NOI $38,893 @ 7.0% cap · market cap 8.66%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $663.8K
    $580.8K – $774.4K (±1% cap)
    NOI $46,464 @ 7.0% cap · market cap 10.35%
    Zoning and permitted uses should be independently verified with local authorities.
    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
    -74.441982
    Latitude
    40.878085

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    FAQs

    What type of property is this?
    Office units - Professional office condo for sale in Mountain Lakes Business Park.
    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 $449,000.
    What are key features of this property?
    This property features: Immediate income from existing tenant, attractive for investors.; Prime location in Mountain Lakes Business Park with easy access to Route 46, I‑80, I‑287, and I‑280.; Approximately 2,542 sq ft of office space across two levels.
    (973) 783-7400
    We can help!
    Listing Contact
    CHERYL DARMANIN
    CHERYL DARMANIN
    Real Estate License ID: 111786,NEWJERSEY
    Learn More
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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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