Freestanding Commercial Showroom
For Sale
$399,000
445 Us Highway 46, Hackettstown, NJ 07840
Freestanding showroom with flexible first floor and three private second-floor offices, plus parking, basement storage, and garage.
Property Size2,182 SF
Price / SF$182.86
Days on Market96
Property Features for 445 Us Highway 46
General Information
Standard status
Active
Size
2,182 SF
Listing Agency:
KELLER WILLIAMS METROPOLITAN
Listed By:
CELESTE ARAUJO
(973) 219-7134
Source:
Luminancerealty
Added: Jun 17
Changed: Sep 9
Last Checked: Sep 19 at 1:19PM
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 KELLER WILLIAMS METROPOLITAN
Investment Insights
Based on property information with market context.
This freestanding commercial building includes an expansive first-floor showroom with an open, flexible layout that can support a range of retail or service uses. The second floor features three private offices, each suitable for administrative or managerial functions, and the offices include a dedicated lavatory. Additional on-site utility comes from a walkout basement designed for storage and deliveries, along with a two-car garage. Recent updates include new baseboard heating on the first level and a new well pump.
The property is positioned along a highly visible corridor, supporting customer and client access. Parking is available on site for staff and visitors, helping accommodate day-to-day operations and deliveries.
The space is a practical fit for professionals and operators who want a dedicated office component paired with an adaptable showroom area. With both basement storage for deliveries and the existing garage, it can also support businesses that need controlled space for equipment, vehicles, or inventory. Engineering plans for a new garage are available for serious principals, offering a path to add storage as needs expand.
The property is positioned along a highly visible corridor, supporting customer and client access. Parking is available on site for staff and visitors, helping accommodate day-to-day operations and deliveries.
The space is a practical fit for professionals and operators who want a dedicated office component paired with an adaptable showroom area. With both basement storage for deliveries and the existing garage, it can also support businesses that need controlled space for equipment, vehicles, or inventory. Engineering plans for a new garage are available for serious principals, offering a path to add storage as needs expand.
Key Highlights
- Freestanding commercial building with expansive first‑floor showroom and flexible, open layout
- Three private second‑floor offices with a dedicated lavatory
- Walkout basement provides additional storage and deliveries
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
$34,347
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
8.61%
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%
$686,940
$686.9K
Cap Rate 7%
$490,671
$490.7K
Cap Rate 9%
$381,633
$381.6K
Market Conditions
NOI Build-Up for 2,182 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
$57.6K $26.40/SF
− Vacancy
−$11.8K −$5.41/SF
EGI
$45.8K $20.99/SF
− OpEx
−$11.4K −$5.25/SF
NOI
$34.3K $15.74/SF
Area
Warren County, NJ
Vacancy
20.50%
Lease Rate
$26.40 /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%
$686,940
Cap Rate 7%
$490,671
Cap Rate 9%
$381,633
Alternative Uses
Best Use
Office B
$490.7K
$429.3K – $572.5K
NOI $34,347 @ 7.0% cap · market cap 8.61%
Second Best
Retail
$358.2K
$313.4K – $417.9K
NOI $25,074 @ 7.0% cap · market cap 6.28%
Theoretical Best
Warehouse
$823.2K
$720.3K – $960.4K
NOI $57,624 @ 7.0% cap · market cap 14.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Explore this area
Business Placement
Demographics for 07840, NJ
31,255
Population
12,974
Households
2.4
Avg Household Size
43
Median Age
49%
College-Educated
96%
High-School Grad
37.3 sq mi
ZIP Area
838
Density / Sq Mi
$107,956
Median Household Income
$54,886
Median Earnings
$1,469
Median Rent
$373,000
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Freestanding showroom with flexible first floor and three private second-floor offices, plus parking, basement storage, and garage.
Where is this office building located?
The property is located at 445 Us Highway 46 Hackettstown, NJ.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Freestanding commercial building with expansive first‑floor showroom and flexible, open layout; Three private second‑floor offices with a dedicated lavatory; Walkout basement provides additional storage and deliveries
