Building Details

Building Size 30,000 SF

Year Built 1990

Listing Agency: Marcus & Millichap - New Jersey

Listed By: Alan Cafiero · License #License(s): NJ: 0791092 Show Phone

Source: Marcusmillichap

Added: Jun 1 Changed: Aug 25 Last Checked: Sep 7 at 5:05AM

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Investment Insights

Based on property information with market context.

This offering presents an industrial warehouse property available for sale, totaling about 30,000 square feet. The asset is positioned as warehouse and industrial real estate, suited for users seeking dedicated bulk space for storage, distribution, or other warehouse-based operations.

The property is located at 148 Compton Road in Wantage, within Sussex County, New Jersey. It is marketed as a standalone real estate opportunity and is being presented exclusively for sale.

For prospective tenants, buyers, and operators, the primary consideration is the availability of a sizable warehouse footprint designed to accommodate industrial use. Depending on the specific operational needs, users may evaluate the space for logistics, inventory storage, or warehouse functions consistent with industrial real estate. Interested parties can inquire for additional details on the building and any site features not provided in the public remarks.

Key Highlights

• Warehouse property at 148 Compton Road in Wantage, New Jersey
• Built in 1990

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

$408,883

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

8.79%

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%

$8,177,660 $8.2M

Cap Rate 7%

$5,841,186 $5.8M

Cap Rate 9%

$4,543,144 $4.5M

Market Conditions

NOI Build-Up for 30,000 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

$511.2K $17.04/SF

− Vacancy

−$30.2K −$1.01/SF

EGI

$481.0K $16.03/SF

− OpEx

−$72.2K −$2.41/SF

NOI

$408.9K $13.63/SF

Area

Sussex County, NJ

Vacancy

5.90%

Lease Rate

$17.04 /SF/Yr

Expense Ratio

15.00%

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%

$8,177,660

Cap Rate 7%

$5,841,186

Cap Rate 9%

$4,543,144

Alternative Uses

Best Use

Warehouse

$5.84M

$5.11M – $6.81M (±1% cap)

NOI $408,883 @ 7.0% cap · market cap 8.79%

Second Best

Industrial

$4.81M

$4.21M – $5.61M (±1% cap)

NOI $336,727 @ 7.0% cap · market cap 7.24%

Theoretical Best

Office A

$7.83M

$6.85M – $9.14M (±1% cap)

NOI $548,352 @ 7.0% cap · market cap 11.79%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

GDS Foods Inc Big Box & Wholesale Store

Suggested Use

Top Pick Electrical Service Plumbing Service Parking Lot & Garage Real Estate Agency Building Supply Nail Salon

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

Location Intelligence

Trade Area within ½ mile

33

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 07461, NJ

18,530

Population

7,972

Households

2.3

Avg Household Size

44

Median Age

28%

College-Educated

93%

High-School Grad

83.0 sq mi

ZIP Area

223

Density / Sq Mi

$104,441

Median Household Income

$46,590

Median Earnings

$1,456

Median Rent

$338,500

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties What are key features of this property?

Similar Off Market Nearby

• WPF Unlimited - Storage — 130 Compton Rd, Sussex, NJ 07461
• WPF HANGARS — 130 Compton Rd, Sussex, NJ 07461

Frequently Asked Questions

What type of property is this?

Warehouse - Warehouse property opportunity offering sizable industrial space in Wantage, New Jersey.

Where is this warehouse located?

The property is located at 148 Compton Rd Wantage, NJ.

What is the asking price?

The asking price for this property is $4,650,000.

What are key features of this property?

This property features: Warehouse property at 148 Compton Road in Wantage, New Jersey; Built in 1990