Charming Flemington Commercial
For Sale
$549,000
Pending
134 Main St, Flemington, NJ 08822
Excellent investment or owner/user opportunity in downtown Flemington.
Property Size2,500 SF
Lot Size0.28 Acres
Days on Market336
Property Features for 134 Main St
General Information
Standard status
Pending
Size
2,500 SF
Lot size
0.28 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$17,914
Amenities
Central air
Asphalt Shingle Roof
2 Units Heating
3 Units Cooling
Blacktop Driveway
Central Air Cooling
Driveway-Exclusive
Level Lot
Off-Street Parking
Building Details
Year Built
1900
Listing Agency:
WILLIAM LAWRENCE AGENCY
(973) 917-4800
Listed By:
LAWRENCE BRUSH
Source:
Corcoran
Added: Sep 19, 2025
Changed: Aug 8
Last Checked: Jul 23 at 7:21AM
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 WILLIAM LAWRENCE AGENCY
Investment Insights
Based on property information with market context.
This neighborhood commercial property presents an investment or owner/user opportunity in downtown Flemington. The property features a solid tenant history and ample on-site parking. The spacious main floor will be delivered vacant, offering the new owner the option for personal use or to collect rent from a new tenant. The property's character is highlighted by high ceilings, original wood floors, and a converted third floor. Recent improvements include a new roof and modern mechanical systems. Located on Main Street, the property offers a prominent and highly visible location with historic appeal. The property size is 2500 square feet.
Key Highlights
- Vacant, spacious main floor offers owner/user or premium rental opportunity.**
- Prominent, highly visible location on Main Street.
- Ample on‑site parking.
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
$35,683
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
6.50%
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%
$713,660
$713.7K
Cap Rate 7%
$509,757
$509.8K
Cap Rate 9%
$396,478
$396.5K
Market Conditions
NOI Build-Up for 2,500 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
$54.0K $21.60/SF
− Vacancy
−$3.0K −$1.21/SF
EGI
$51.0K $20.39/SF
− OpEx
−$15.3K −$6.12/SF
NOI
$35.7K $14.27/SF
Area
Hunterdon 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%
$713,660
Cap Rate 7%
$509,757
Cap Rate 9%
$396,478
Alternative Uses
Best Use
Retail
$509.8K
$446.0K – $594.7K
NOI $35,683 @ 7.0% cap · market cap 6.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$652.8K
$571.2K – $761.6K
NOI $45,696 @ 7.0% cap · market cap 8.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,487
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08822, NJ
31,844
Population
12,274
Households
2.6
Avg Household Size
44
Median Age
57%
College-Educated
94%
High-School Grad
64.7 sq mi
ZIP Area
492
Density / Sq Mi
$137,698
Median Household Income
$67,198
Median Earnings
$1,685
Median Rent
$513,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Excellent investment or owner/user opportunity in downtown Flemington.
Where is this storefront property located?
The property is located at 134 Main St Flemington, NJ.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Vacant, spacious main floor offers owner/user or premium rental opportunity.**; Prominent, highly visible location on Main Street.; Ample on‑site parking.
