Office Building with On-Site
New
For Sale
$1,195,000
122 Lien Street, Toms River, NJ 08753
Commercial Sale, Toms River, NJ
Property Size5,428 SF
Lot Size0.87 Acres
Price / SF$220.15
Days on Market2
Property Features for 122 Lien Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Professional
Rooms
Basement
Parking
27
Fencing
Fenced
Basement
Dirt Floor, Partial
Lot features
Irregular Lot
Directions
Washington Street to Lien
Subdivision
Village Of T.R.
Standard status
Active
APN
08-00658-0000-00010
Size
5,428 SF
Lot size
0.87 Acres
Utilities
Sewer type
Public Sewer
Heating system
Baseboard
Cooling system
Window Unit(s), Central Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Flooring type
Vinyl
Roof type
Shingle
Listing Agency:
Keller Williams Shore Properties · Keller Williams Realty
(732) 797-9001
Listed By:
Melissa Lotano · License #0791348
(732) 278-1334
Added: Oct 1
Last Checked: Oct 2 at 3:06AM
MLS# 22630871
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.
The office building at 122 Lien Street contains 5,428 square feet across three levels and occupies a 0.87-acre parcel. Built in 1900, it has a basement, vinyl flooring, a shingle roof, and fenced grounds. Heating is provided by baseboard, with window units and central air for cooling. Public water and public sewer serve the property. The building is currently owner-occupied and is to be delivered vacant upon sale.
The property is in downtown Toms River, just off Main Street, and includes approximately 27 on-site parking spaces. Its zoning designation is VB (Village Business).
The property is in downtown Toms River, just off Main Street, and includes approximately 27 on-site parking spaces. Its zoning designation is VB (Village Business).
Key Highlights
- 5,428‑square‑foot office building across three levels
- 0.87‑acre parcel with approximately 27 on‑site parking spaces
- VB (Village Business) zoning
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
$83,048
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
6.95%
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%
$1,660,960
$1.7M
Cap Rate 7%
$1,186,400
$1.2M
Cap Rate 9%
$922,756
$922.8K
Market Conditions
NOI Build-Up for 5,428 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
$162.8K $30.00/SF
− Vacancy
−$52.1K −$9.60/SF
EGI
$110.7K $20.40/SF
− OpEx
−$27.7K −$5.10/SF
NOI
$83.0K $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%
$1,660,960
Cap Rate 7%
$1,186,400
Cap Rate 9%
$922,756
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.38M
NOI $83,048 @ 7.0% cap · market cap 6.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,215 @ 7.0% cap · market cap 8.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,659
Businesses Nearby
Explore this area
Business Placement
Demographics for 08753, NJ
64,369
Population
27,900
Households
2.3
Avg Household Size
42
Median Age
36%
College-Educated
94%
High-School Grad
23.0 sq mi
ZIP Area
2,799
Density / Sq Mi
$101,648
Median Household Income
$54,291
Median Earnings
$1,742
Median Rent
$377,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - The three-level property is zoned VB and will be vacant at closing.
Where is this office building located?
The property is located at 122 Lien Street Toms River, NJ.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: 5,428‑square‑foot office building across three levels; 0.87‑acre parcel with approximately 27 on‑site parking spaces; VB (Village Business) zoning
