Building Details

Year Built 1990

Tenancy Single

Listing Agency: JLL Chicago | Americas Headquarters

Listed By: Alex Sharrin · License #IL 475.170243

Source: Crexi

Added: Jun 3 Changed: Aug 8 Last Checked: Jul 16 at 8:03AM

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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 JLL Chicago | Americas Headquarters

Investment Insights

Based on property information with market context.

Fee simple interest in a Fulton Bank property located at 1386 Route 130 & N Main Street in Windsor, New Jersey. The building is operated under a 15-year absolute NNN lease structure with approximately 13.0 years of primary term remaining. The lease includes 2.25% annual rent escalations, plus three, five-year renewal options. Under the absolute NNN terms, the lease specifies zero landlord responsibilities.

The asset is positioned at the intersection of Route 130 and N Main Street, providing visibility and direct access from a primary roadway corridor. The property is offered by JLL, and the current tenant is Fulton Bank.

This offering is suited for investors or owners seeking a single-tenant, long-term lease profile with scheduled rent growth and minimal required owner involvement, given the absolute net structure and zero landlord responsibilities. Prospective purchasers should review the lease documents for confirmation of all renewal rights, escalation provisions, and specific landlord obligations.

Key Highlights

• Fee simple Fulton Bank building at 1386 Route 130 & N Main Street, Windsor, NJ (Year built: 1990).
• Operating on a 15‑year absolute NNN lease with approximately 13.0 years of primary term remaining.
• 2.25% annual rent escalations during the lease term.

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

$146,122

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

3.65%

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%

$2,922,440 $2.9M

Cap Rate 7%

$2,087,457 $2.1M

Cap Rate 9%

$1,623,578 $1.6M

Market Conditions

NOI Build-Up for 9,120 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

$204.7K $22.44/SF

− Vacancy

−$9.8K −$1.08/SF

EGI

$194.8K $21.36/SF

− OpEx

−$48.7K −$5.34/SF

NOI

$146.1K $16.02/SF

Area

Mercer County, NJ

Vacancy

4.80%

Lease Rate

$22.44 /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%

$2,922,440

Cap Rate 7%

$2,087,457

Cap Rate 9%

$1,623,578

Alternative Uses

Best Use

Specialty Retail

$2.09M

$1.83M – $2.44M (±1% cap)

NOI $146,122 @ 7.0% cap · market cap 3.65%

Second Best

Retail

$1.95M

$1.70M – $2.27M (±1% cap)

NOI $136,381 @ 7.0% cap · market cap 3.41%

Theoretical Best

Warehouse

$2.93M

$2.57M – $3.42M (±1% cap)

NOI $205,397 @ 7.0% cap · market cap 5.13%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Banks

Suggested Use

Top Pick Parking Lot & Garage Plumbing Service Carpet & Flooring Store HVAC Service Cafe & Coffee Shop Computer & Electronic Repair

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

177

Businesses Nearby

4k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Valero Energy Shops & Services

3,956 visits/mo 0.2 miles

Demographics for 08561, NJ

330

Population

152

Households

2.2

Avg Household Size

37

Median Age

36%

College-Educated

95%

High-School Grad

1.1 sq mi

ZIP Area

300

Density / Sq Mi

$53,504

Median Earnings

$479,500

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

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Frequently Asked Questions

What type of property is this?

Bank - Fee simple bank building leased on an absolute net basis with remaining term and scheduled rent increases.

Where is this bank located?

The property is located at 1386 Route 130 & N Main Street Windsor, NJ.

What is the asking price?

The asking price for this property is $4,000,000.

What are key features of this property?

This property features: Fee simple Fulton Bank building at 1386 Route 130 & N Main Street, Windsor, NJ (Year built: 1990).; Operating on a 15‑year absolute NNN lease with approximately 13.0 years of primary term remaining.; 2.25% annual rent escalations during the lease term.