Mixed-Use Property with
New
For Sale
$1,700,000
1273 Church Road, Toms River, NJ 08755
Commercial Sale, Toms River, NJ
Property Size4,860 SF
Lot Size1.00 Acre
Price / SF$349.79
Days on Market3
Property Features for 1273 Church Road
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
18
Directions
Old Freehold Rd to Currch Rd
Subdivision
Toms River
Standard status
Active
APN
08-00410-0000-00060
Size
4,860 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12645
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1972
Floors in Building
2
Flooring type
Wood
Roof type
Asphalt
Listing Agency:
Alligator Property Management
(908) 289-5108
Listed By:
Emerson Amador
(908) 289-5108
Added: Aug 26
Last Checked: Aug 28 at 10:06PM
MLS# 22626718
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.
This 4,860-square-foot mixed-use property on a 1-acre parcel includes commercial space on the first floor and a residential apartment above. The lower level is arranged as a veterinary clinic with reception, several examination rooms, a private bathroom, and a dedicated yard. The second-floor residence provides three bedrooms and two bathrooms, along with renovated bathrooms, a modernized kitchen, a private deck, and a separate yard.
Built in 1972, the property has wood flooring, forced-air heat, central air, an asphalt roof, public water, and public sewer. Its Toms River location places the building near local amenities, while the combination of commercial and residential components supports a range of owner-user or investor configurations.
Built in 1972, the property has wood flooring, forced-air heat, central air, an asphalt roof, public water, and public sewer. Its Toms River location places the building near local amenities, while the combination of commercial and residential components supports a range of owner-user or investor configurations.
Key Highlights
- 4,860 SF mixed‑use property on 1 acre
- First‑floor veterinary clinic with reception, examination rooms, bathroom, and private yard
- Second‑floor apartment with 3 bedrooms and 2 bathrooms
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
$74,358
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
4.37%
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%
$1,487,160
$1.5M
Cap Rate 7%
$1,062,257
$1.1M
Cap Rate 9%
$826,200
$826.2K
Market Conditions
NOI Build-Up for 4,860 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
$145.8K $30.00/SF
− Vacancy
−$46.7K −$9.60/SF
EGI
$99.1K $20.40/SF
− OpEx
−$24.8K −$5.10/SF
NOI
$74.4K $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%
$1,487,160
Cap Rate 7%
$1,062,257
Cap Rate 9%
$826,200
Alternative Uses
Best Use
Office B
$1.06M
$929.5K – $1.24M
NOI $74,358 @ 7.0% cap · market cap 4.37%
Second Best
Healthcare Medical
$1.03M
$904.5K – $1.21M
NOI $72,363 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,833 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 08755, NJ
28,643
Population
11,318
Households
2.5
Avg Household Size
44
Median Age
33%
College-Educated
92%
High-School Grad
16.0 sq mi
ZIP Area
1,790
Density / Sq Mi
$81,077
Median Household Income
$54,183
Median Earnings
$1,484
Median Rent
$379,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level configuration pairs a veterinary clinic with a renovated three-bedroom residence and separate outdoor areas.
Where is this mixed-use property located?
The property is located at 1273 Church Road Toms River, NJ.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 4,860 SF mixed‑use property on 1 acre; First‑floor veterinary clinic with reception, examination rooms, bathroom, and private yard; Second‑floor apartment with 3 bedrooms and 2 bathrooms
