Two-Story Office Building with High-Visibility
For Sale
$1,750,000
1299 US Route 22 Highway E, Mountainside, NJ 07092
COMMERCIAL - Mountainside, NJ
Property Size5,580 SF
Lot Size0.59 Acres
Price / SF$313.62
Days on Market112
Property Features for 1299 US Route 22 Highway E
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
25
Interior features
Carpeting
Lot features
Level
Directions
Rt. 33 East Between New Providence Road & Mountain Avenue
Standard status
Active
APN
2910000140000000010001
Size
5,580 SF
Lot size
0.59 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
16652
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
high visibility signage opportunity
front and rear entrances
Building Details
Year built
1976
Floors in Building
2
Flooring type
Carpet, Tile, Tile - Ceramic
Building materials
Concrete
Roof type
Flat
Listing Agency:
COLDWELL BANKER REALTY
(908) 233-5555
Listed By:
Janice Good Piga
(908) 233-5555
Added: Apr 27
Changed: Aug 14
Last Checked: Aug 16 at 9:06PM
MLS# 2614752R
Copyright © 2026 All Jersey 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 two-story office building offers approximately 5,580 SF of space on a 0.589-acre lot, built in 1976. The building features concrete construction with a flat roof and includes forced-air heating and central air conditioning. Interior finishes include carpeting and ceramic tile flooring.
The current layout supports a law office configuration with six offices, two conference areas, four smaller offices, an admin area, a tech room, a kitchenette area, and three bathrooms. Car-focused convenience is addressed with ample parking surrounding the building, along with front and rear entrances.
For access and visibility, the property is located at 1299 US Route 22 Highway E in Mountainside, NJ, with convenience to major highways, mass transit, and local amenities. Public water and public sewer service are provided.
The current layout supports a law office configuration with six offices, two conference areas, four smaller offices, an admin area, a tech room, a kitchenette area, and three bathrooms. Car-focused convenience is addressed with ample parking surrounding the building, along with front and rear entrances.
For access and visibility, the property is located at 1299 US Route 22 Highway E in Mountainside, NJ, with convenience to major highways, mass transit, and local amenities. Public water and public sewer service are provided.
Key Highlights
- Approx. 5,580 SF two‑story office building on 0.589 acres
- Built in 1976 with concrete construction and flat roof
- Forced‑air heating and central air conditioning
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
$85,374
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
4.88%
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%
$1,707,480
$1.7M
Cap Rate 7%
$1,219,629
$1.2M
Cap Rate 9%
$948,600
$948.6K
Market Conditions
NOI Build-Up for 5,580 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
$167.4K $30.00/SF
− Vacancy
−$53.6K −$9.60/SF
EGI
$113.8K $20.40/SF
− OpEx
−$28.5K −$5.10/SF
NOI
$85.4K $15.30/SF
Area
Union 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%
$1,707,480
Cap Rate 7%
$1,219,629
Cap Rate 9%
$948,600
Alternative Uses
Best Use
Office B
$1.22M
$1.07M – $1.42M
NOI $85,374 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.46M
$1.27M – $1.70M
NOI $101,993 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
Explore this area
Business Placement
Demographics for 07092, NJ
7,082
Population
2,616
Households
2.7
Avg Household Size
47
Median Age
66%
College-Educated
97%
High-School Grad
4.0 sq mi
ZIP Area
1,771
Density / Sq Mi
$210,100
Median Household Income
$87,207
Median Earnings
$3,501
Median Rent
$755,600
Median Home Value
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 - Commercial-zoned, two-story office building with central air, public water and sewer, and front and rear entrances.
Where is this office building located?
The property is located at 1299 US Route 22 Highway E Mountainside, NJ.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Approx. 5,580 SF two‑story office building on 0.589 acres; Built in 1976 with concrete construction and flat roof; Forced‑air heating and central air conditioning
