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    Mixed-Use Investment in Downtown Hackettstown Title is generated by Realmo AI

    141 Main St, Hackettstown, NJ 07840

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    Claim this Listing
    For Sale
    $995,000

    Commercial - Hackettstown Town, NJ

    Property size:
    5,700 SF
    Lot size:
    0.06 Acres
    Price / SF:
    $174/SF
    Added:
    Jul 16, 2025
    Days on Market:
    311
    Last Refresh:
    May 22 at 5:06 pm

    Property Features for 141 Main St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    TCC
    Rooms
    Basement
    Parking features
    Assigned
    Basement Y/N
    1
    Standard status
    Active
    Size
    5,700 SF
    Lot size
    0.06 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    19659

    Utilities

    Heating system
    Baseboard, Electric (Heating)

    Building Details

    Year built
    1949
    Floors in Building
    3
    Number of units
    5
    Building materials
    Block, Brick
    Roof type
    Flat
    Architectural style
    Other

    We can help!

    Listing Contact
    TERESA DRAPCZUK

    Listing agent TERESA DRAPCZUK

    Listing office C-21 CHRISTEL REALTY 165 EAST MAIN STREET, Rockaway, NJ

    Listing date Jul 16, 2025

    MLS# 3975709 Listing URL

    Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Fully leased mixed‑use building in a prime downtown location
    • 100% occupancy with a strong rental history
    • Solid in‑place cash flow offering a stable income stream
    • Excellent downtown location with heavy foot traffic and high visibility
    • Includes five assigned parking spaces and public parking nearby
    • Leased billboard on the roof provides additional income

    Overview

    This mixed-use property presents an investment opportunity in a thriving downtown location. The building features one established retail tenant on the ground floor and four fully occupied residential units above, providing a diversified income stream. Situated on a bustling street, the property benefits from high visibility, constant foot traffic, and easy accessibility. The property includes five assigned parking spaces, with additional public parking available nearby. The building has zero vacancies, a strong rental history, and solid in-place cash flow. A leased billboard on the roof adds additional income. The property is 5,700 square feet and sits on a 0.06-acre lot.

    Financial Insights

    Value Estimation Calculated for Mixed Use

    Conservative
    $916.1K
    NOI $82,449 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.18M
    NOI $82,449 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.65M
    NOI $82,449 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Mixed Use

    Component $ $/SF
    Gross rent $168.3k $29.52
    − Vacancy −$36.3k −$6.38
    EGI $131.9k $23.14
    − OpEx −$49.5k −$8.68
    NOI $82.4k $14.46
    5,700 SF · lease $29.52/SF/yr · vacancy 21.60% · expense 37.50%

    Alternative Use Scenarios

    Best Use
    Mixed Use
    $1.18M
    $1.03M – $1.37M (±1% cap)
    NOI $82,449 @ 7.0% cap · market cap 8.29%
    Second Best
    Apartment 5plus
    $1.08M
    $943.1K – $1.26M (±1% cap)
    NOI $75,447 @ 7.0% cap · market cap 7.58%
    Theoretical Best
    Warehouse
    $2.15M
    $1.88M – $2.51M (±1% cap)
    NOI $150,531 @ 7.0% cap · market cap 15.13%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hackettstown Pet Supplies (Bike/Boat/Book/etc) Store Pet Kiosk Live ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Hackettstown
    County
    Warren
    State
    New Jersey
    Longitude
    -74.82965
    Latitude
    40.85417

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    FAQs

    What type of property is this?
    Mixed-use property - Fully leased mixed-use building with retail and residential units.
    Where is this mixed-use property located?
    The property is located at 141 Main St Hackettstown, NJ.
    What is the asking price?
    The asking price for this property is $995,000.
    What are key features of this property?
    This property features: Fully leased mixed‑use building in a prime downtown location; 100% occupancy with a strong rental history; Solid in‑place cash flow offering a stable income stream
    (973) 627-6800
    We can help!
    Listing Contact
    TERESA DRAPCZUK
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    141 Main St, Hackettstown Town, NJ 07840-1929
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