Mixed-Use Property with Detached
For Sale
$1,250,000
Pending
176 Old Forge Road Monroe, Monroe Township, NJ 08831
R60-zoned site combines a single-family residence with space for on-site business operations.
Property Size3,024 SF
Lot Size1.80 Acres
Days on Market55
Property Features for 176 Old Forge Road Monroe
General Information
Standard status
Pending
Size
3,024 SF
Total Parking Spaces
10
Lot size
1.80 Acres
Zoning
R60
Taxes and HOA fees
Annual Taxes
$12,973
Amenities
Carpet,Ceramic Tile
true
1
Level
Public
1.8365
10
200X400
Garage,Hard Surface
3024
Building Details
Building Size
3,024 SF
Year Built
1977
Stories
1
Listing Agency:
(732) 991-3166
Listed By:
Steven Bonavita · License #1429895
(732) 991-3166
Source:
Sbonavita.remax
Added: Jul 8
Changed: Aug 30
Last Checked: Aug 30 at 11:02AM
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 Steven Bonavita
Investment Insights
Based on property information with market context.
Located at 176 Old Forge Road in Monroe, New Jersey, this mixed-use property includes an improved 3,024-square-foot single-family residence with potential for office or live-work use. The home was built in 1977 and is paired with a substantial detached garage measuring 42 feet by 72 feet.
The level property includes hard-surface areas and is positioned for owner-users needing room for equipment, vehicles, storage, workshop activity, or on-site operations. R60 zoning and the combination of residential improvements with accessory garage space support consideration by landscaping companies, small contractors, tradespeople, and other businesses seeking a live-work configuration.
The level property includes hard-surface areas and is positioned for owner-users needing room for equipment, vehicles, storage, workshop activity, or on-site operations. R60 zoning and the combination of residential improvements with accessory garage space support consideration by landscaping companies, small contractors, tradespeople, and other businesses seeking a live-work configuration.
Key Highlights
- 42' x 72' detached garage for equipment, vehicle, storage, or workshop use
- 3,024‑square‑foot improved single‑family residence
- R60 zoning
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
$46,267
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
3.70%
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%
$925,340
$925.3K
Cap Rate 7%
$660,957
$661.0K
Cap Rate 9%
$514,078
$514.1K
Market Conditions
NOI Build-Up for 3,024 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
$90.7K $30.00/SF
− Vacancy
−$29.0K −$9.60/SF
EGI
$61.7K $20.40/SF
− OpEx
−$15.4K −$5.10/SF
NOI
$46.3K $15.30/SF
Area
Middlesex 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%
$925,340
Cap Rate 7%
$660,957
Cap Rate 9%
$514,078
Alternative Uses
Best Use
Office B
$661.0K
$578.3K – $771.1K
NOI $46,267 @ 7.0% cap · market cap 3.70%
Second Best
Flex RnD
$627.9K
$549.4K – $732.5K
NOI $43,952 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$789.6K
$690.9K – $921.2K
NOI $55,274 @ 7.0% cap · market cap 4.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 08831, NJ
55,123
Population
24,898
Households
2.2
Avg Household Size
53
Median Age
51%
College-Educated
95%
High-School Grad
51.3 sq mi
ZIP Area
1,075
Density / Sq Mi
$108,741
Median Household Income
$74,340
Median Earnings
$1,872
Median Rent
$489,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - R60-zoned site combines a single-family residence with space for on-site business operations.
Where is this mixed-use property located?
The property is located at 176 Old Forge Road Monroe Monroe Township, NJ.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 42' x 72' detached garage for equipment, vehicle, storage, or workshop use; 3,024‑square‑foot improved single‑family residence; R60 zoning
