Storefront Retail Building
For Sale
$375,000
175 Front St, South Plainfield, NJ 07080
Updated storefront building with included beauty salon fixtures, suited for business use under CommercialHDD zoning.
Property Size874 SF
Days on Market74
Property Features for 175 Front St
General Information
Standard status
Active
Size
874 SF
Property subtype
Commercial
Zoning
CommercialHDD
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$5,494
Building Details
Building Size
874 SF
Year Built
1950
Stories
1
Units
1
Listing Agency:
BHHS FOX & ROACH
(908) 578-1166
Listed By:
ANDREA LACERDA
Source:
Elliman
Added: Jun 12
Changed: Aug 17
Last Checked: Aug 24 at 9:32AM
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 BHHS FOX & ROACH
Investment Insights
Based on property information with market context.
This for-sale storefront retail building is presented as a value-add opportunity with an ongoing beauty salon business included. The interior is described as clean and updated, and all fixtures and equipment are included with the sale. The property also features a large, deep rear area that can support a variety of small business layouts and operational needs.
The building is located in a downtown business district and is described as having great visibility. Access is primarily car-dependent, with walkScore and transitScore indicating minimal transit support, and bikeScore reflecting somewhat bikeable conditions.
The current tenant is a beauty salon operating in the same location for 20+ years, which may appeal to an owner-user or a buyer looking to continue an established setup. CommercialHDD zoning is noted as providing for many business uses, supporting a broader range of potential retail or service tenants (subject to zoning rules). For small business owners, the remarks also highlight affordability and low taxes as part of the overall occupancy case. For prospective buyers, the included equipment and turnkey nature of the salon presentation provide a straightforward starting point for operation while the rear depth adds flexibility for future use within the existing building configuration.
The building is located in a downtown business district and is described as having great visibility. Access is primarily car-dependent, with walkScore and transitScore indicating minimal transit support, and bikeScore reflecting somewhat bikeable conditions.
The current tenant is a beauty salon operating in the same location for 20+ years, which may appeal to an owner-user or a buyer looking to continue an established setup. CommercialHDD zoning is noted as providing for many business uses, supporting a broader range of potential retail or service tenants (subject to zoning rules). For small business owners, the remarks also highlight affordability and low taxes as part of the overall occupancy case. For prospective buyers, the included equipment and turnkey nature of the salon presentation provide a straightforward starting point for operation while the rear depth adds flexibility for future use within the existing building configuration.
Key Highlights
- Updated storefront building built in 1950 with an updated interior that shows well
- Beauty salon currently operating on site and offered with fixtures and equipment included
- CommercialHDD zoning supports many business uses
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
$12,475
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
3.33%
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%
$249,500
$249.5K
Cap Rate 7%
$178,214
$178.2K
Cap Rate 9%
$138,611
$138.6K
Market Conditions
NOI Build-Up for 874 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
$18.9K $21.60/SF
− Vacancy
−$1.1K −$1.21/SF
EGI
$17.8K $20.39/SF
− OpEx
−$5.3K −$6.12/SF
NOI
$12.5K $14.27/SF
Area
Middlesex County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$249,500
Cap Rate 7%
$178,214
Cap Rate 9%
$138,611
Alternative Uses
Best Use
Retail
$178.2K
$155.9K – $207.9K
NOI $12,475 @ 7.0% cap · market cap 3.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$228.2K
$199.7K – $266.3K
NOI $15,975 @ 7.0% cap · market cap 4.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
38k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 39%
Dunkin' Donuts
Dining
12,082 visits/mo
0.2 miles
Dollar General
Shops & Services
8,637 visits/mo
0.1 miles
TD Bank
Shops & Services
6,602 visits/mo
0.4 miles
The UPS Store
Shops & Services
4,554 visits/mo
0.2 miles
Exxon
Shops & Services
2,456 visits/mo
0.4 miles
Demographics for 07080, NJ
24,261
Population
8,433
Households
2.9
Avg Household Size
41
Median Age
42%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
2,959
Density / Sq Mi
$126,161
Median Household Income
$61,777
Median Earnings
$1,928
Median Rent
$444,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Updated storefront building with included beauty salon fixtures, suited for business use under CommercialHDD zoning.
Where is this retail space located?
The property is located at 175 Front St South Plainfield, NJ.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Updated storefront building built in 1950 with an updated interior that shows well; Beauty salon currently operating on site and offered with fixtures and equipment included; CommercialHDD zoning supports many business uses
