Industrial Building with Overhead
For Sale
$1,200,000
185-187 Oakland, Trenton, NJ 08618
Manufacturing facility with a drive-in door, small office, and industrial overhead crane.
Property Size5,500 SF
Lot Size1.65 Acres
Price / SF$218.18
Days on Market144
Property Features for 185-187 Oakland
General Information
Standard status
Active
Size
5,500 SF
Lot size
1.65 Acres
Property subtype
Commercial
Lease Term
[]
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
1
Building Details
Year Built
1950
Listing Agency:
Joseph R Ridolfi & Associates LLC
(609) 581-4848
Listed By:
Joseph R Ridolfi · License #7819144
Source:
Deepcreeklake
Added: Apr 3
Changed: Aug 23
Last Checked: Aug 24 at 6:19AM
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 Joseph R Ridolfi & Associates LLC
Investment Insights
Based on property information with market context.
The property is a 5,500+/- SF industrial/manufacturing building on 1.65+/- acres. Improvements include a small office area, 16'-18' ceilings, a drive-in door, and an industrial overhead crane suitable for light manufacturing and material handling. This offering is subject to an owner leaseback for the industrial portion through March 2028.
The building is located at 185-187 Oakland Street in Trenton, NJ 08618. The site size supports on-building industrial operations tied to the drive-in door and overhead crane configuration. Sale terms also specify that the owner will continue to pay property taxes, insurance, heat, electric, water, sewer, and lawn maintenance during the leaseback period.
For buyers evaluating owner-occupied or phased acquisition strategies, the current structure supports industrial use with functional clear height and equipment handling. Tenants and operators seeking manufacturing space with a small office component may find the drive-in access and overhead crane arrangement practical for day-to-day operations, with ownership transitioning after the leaseback ends in March 2028.
The building is located at 185-187 Oakland Street in Trenton, NJ 08618. The site size supports on-building industrial operations tied to the drive-in door and overhead crane configuration. Sale terms also specify that the owner will continue to pay property taxes, insurance, heat, electric, water, sewer, and lawn maintenance during the leaseback period.
For buyers evaluating owner-occupied or phased acquisition strategies, the current structure supports industrial use with functional clear height and equipment handling. Tenants and operators seeking manufacturing space with a small office component may find the drive-in access and overhead crane arrangement practical for day-to-day operations, with ownership transitioning after the leaseback ends in March 2028.
Key Highlights
- 5500+/- SF industrial/manufacturing building on 1.65+/- acres
- Industrial overhead crane plus 16'-18' ceilings
- Includes small office and a drive‑in door
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
$102,897
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
8.57%
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%
$2,057,940
$2.1M
Cap Rate 7%
$1,469,957
$1.5M
Cap Rate 9%
$1,143,300
$1.1M
Market Conditions
NOI Build-Up for 5,500 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
$158.4K $28.80/SF
− Vacancy
−$11.4K −$2.07/SF
EGI
$147.0K $26.73/SF
− OpEx
−$44.1K −$8.02/SF
NOI
$102.9K $18.71/SF
Area
Mercer County, NJ
Vacancy
7.20%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
30.00%
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%
$2,057,940
Cap Rate 7%
$1,469,957
Cap Rate 9%
$1,143,300
Alternative Uses
Best Use
Industrial
$1.47M
$1.29M – $1.71M
NOI $102,897 @ 7.0% cap · market cap 8.57%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.77M
$1.55M – $2.06M
NOI $123,869 @ 7.0% cap · market cap 10.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
780
Businesses Nearby
Explore this area
Business Placement
Demographics for 08618, NJ
37,544
Population
15,284
Households
2.5
Avg Household Size
34
Median Age
24%
College-Educated
86%
High-School Grad
5.9 sq mi
ZIP Area
6,363
Density / Sq Mi
$48,179
Median Household Income
$33,040
Median Earnings
$1,117
Median Rent
$211,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Manufacturing facility with a drive-in door, small office, and industrial overhead crane.
Where is this manufacturing property located?
The property is located at 185-187 Oakland Trenton, NJ.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 5500+/- SF industrial/manufacturing building on 1.65+/- acres; Industrial overhead crane plus 16'-18' ceilings; Includes small office and a drive‑in door
