Mixed-Use Property with Attached
New
For Sale
$1,274,000
140 Tindall Rd, Middletown, NJ 07748
Professional office improvements are paired with a four-bedroom home and on-site parking.
Property Size4,848 SF
Price / SF$262.79
Days on Market2
Property Features for 140 Tindall Rd
General Information
Standard status
Active
Size
4,848 SF
Building Details
Year Built
1953
Listing Agency:
Corcoran Baer & McIntosh
Listed By:
Pamela Woodward · License #9236013 (NJ)
(732) 530-1500
Source:
Obrienrealtyllc
Added: Sep 14
Last Checked: Sep 14 at 2:35PM
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 Corcoran Baer & McIntosh
Investment Insights
Based on property information with market context.
This mixed-use property combines a physician-office layout with an attached four-bedroom residence. The office area includes a waiting room, reception space, four exam rooms, a private office, two half bathrooms, storage, a staff kitchen, and an additional office or room. The residence offers spacious rooms, wood floors, two fireplaces, a partially finished basement, a two-car garage, and multi-zone heating and central air conditioning.
Built in 1953, the property is located at 140 Tindall Rd in Middletown, NJ. On-site parking supports the office component, while the central setting provides access to nearby restaurants, schools, and a library. The existing combination of professional and residential space offers a distinctive configuration for an owner-user or rental strategy.
Built in 1953, the property is located at 140 Tindall Rd in Middletown, NJ. On-site parking supports the office component, while the central setting provides access to nearby restaurants, schools, and a library. The existing combination of professional and residential space offers a distinctive configuration for an owner-user or rental strategy.
Key Highlights
- Office layout includes 4 exam rooms, reception space, waiting room, private office, storage, and staff kitchen
- Attached 4‑bedroom residence with 2 fireplaces and wood floors
- Partially finished basement and 2‑car garage
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
$74,174
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
5.82%
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%
$1,483,480
$1.5M
Cap Rate 7%
$1,059,629
$1.1M
Cap Rate 9%
$824,156
$824.2K
Market Conditions
NOI Build-Up for 4,848 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
$145.4K $30.00/SF
− Vacancy
−$46.5K −$9.60/SF
EGI
$98.9K $20.40/SF
− OpEx
−$24.7K −$5.10/SF
NOI
$74.2K $15.30/SF
Area
Monmouth 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%
$1,483,480
Cap Rate 7%
$1,059,629
Cap Rate 9%
$824,156
Alternative Uses
Best Use
Office B
$1.06M
$927.2K – $1.24M
NOI $74,174 @ 7.0% cap · market cap 5.82%
Second Best
Healthcare Medical
$1.03M
$902.3K – $1.20M
NOI $72,185 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,614 @ 7.0% cap · market cap 6.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Explore this area
Business Placement
Demographics for 07748, NJ
28,169
Population
10,446
Households
2.7
Avg Household Size
43
Median Age
52%
College-Educated
96%
High-School Grad
13.0 sq mi
ZIP Area
2,167
Density / Sq Mi
$152,488
Median Household Income
$72,287
Median Earnings
$1,483
Median Rent
$568,000
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?
Mixed-use property - Professional office improvements are paired with a four-bedroom home and on-site parking.
Where is this mixed-use property located?
The property is located at 140 Tindall Rd Middletown, NJ.
What is the asking price?
The asking price for this property is $1,274,000.
What are key features of this property?
This property features: Office layout includes 4 exam rooms, reception space, waiting room, private office, storage, and staff kitchen; Attached 4‑bedroom residence with 2 fireplaces and wood floors; Partially finished basement and 2‑car garage
