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    Netcong Boro Commercial Corner Property Title is generated by Realmo AI

    2 Main St, Netcong, NJ 07857

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    Claim this Listing
    For Sale
    $430,000

    Commercial - Netcong Boro, NJ

    Property size:
    1,492 SF
    Lot size:
    0.25 Acres
    Price / SF:
    $288/SF
    Added:
    Jan 22, 2026
    Days on Market:
    120
    Last Refresh:
    May 22 at 4:06 pm

    Property Features for 2 Main St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    Size
    1,492 SF
    Lot size
    0.25 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    7163

    Utilities

    Cooling system
    Central Air, Multi Units

    Building Details

    Year built
    1942
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Carpet, Concrete
    Building materials
    Block, Brick
    Roof type
    Flat
    Architectural style
    Other

    We can help!

    Listing Contact
    STACEY MICHELMAN

    Listing agent STACEY MICHELMAN

    Listing office REALTY EXECUTIVES EXCEPTIONAL 276 ROUTE 206, Fairfield, NJ

    Listing date Jan 22, 2026

    MLS# 4006565 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

    • Highly visible corner lot on Main Street.
    • Located in a commuter‑friendly borough with easy access to I80, Route 46 and Netcong Train Station.
    • Suitable for a wide range of commercial uses due to location and zoning.
    • Walkable downtown environment.
    • Classic Main Street structure with character.
    • Flexible for retail, professional office, or service‑oriented business.

    Overview

    This commercial property is located on a highly-visible corner lot on Main Street in Netcong Boro, Morris County. The property benefits from a walkable downtown environment and proximity to major transportation routes. Constructed in 1942, the building offers the character of a classic Main Street structure. The property's location and zoning create a versatile foundation for long-term value, making it suitable for retail, professional office, service-oriented business, or an owner-user scenario. The property is easily accessible from I80, Route 46, and the Netcong Train Station. The property size is 1492 square feet and the lot size is 0.25 acres.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $253.6K
    NOI $22,828 @ 9.00% cap · cautious / downside scenario
    Moderate
    $326.1K
    NOI $22,828 @ 7.00% cap · market / base-case scenario
    Aggressive
    $456.6K
    NOI $22,828 @ 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 Office B

    Component $ $/SF
    Gross rent $44.8k $30.00
    − Vacancy −$14.3k −$9.60
    EGI $30.4k $20.40
    − OpEx −$7.6k −$5.10
    NOI $22.8k $15.30
    1,492 SF · lease $30.00/SF/yr · vacancy 32.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $326.1K
    $285.4K – $380.5K (±1% cap)
    NOI $22,828 @ 7.0% cap · market cap 5.31%
    Second Best
    Retail
    $304.2K
    $266.2K – $354.9K (±1% cap)
    NOI $21,296 @ 7.0% cap · market cap 4.95%
    Theoretical Best
    Office A
    $389.6K
    $340.9K – $454.5K (±1% cap)
    NOI $27,271 @ 7.0% cap · market cap 6.34%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

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

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

    Similar Places Nearby

    • Netcong Village Florist — 49 Main St, Netcong, NJ 07857

    Location Insight

    • Map
    • Local Demand
    City
    Netcong
    County
    Morris
    State
    New Jersey
    Longitude
    -74.70512
    Latitude
    40.90073

    Nearby Similar for Sale

    • $430,000
      1,492 SF

      Corner Lot Commercial Property

      Highly visible commercial property in commuter-friendly Morris County borough.
      2 Main St, Netcong Boro, NJ 07857
      View Details
    • $450,000
      1,000 SF

      Netcong Corner Lot Building

      Corner lot building with high visibility and accessibility in Netcong.
      2 Main St, Netcong Boro, NJ 07857
      View Details

    FAQs

    What type of property is this?
    Storefront property - Highly visible corner lot suitable for various commercial uses.
    Where is this storefront property located?
    The property is located at 2 Main St Netcong, NJ.
    What is the asking price?
    The asking price for this property is $430,000.
    What are key features of this property?
    This property features: Highly visible corner lot on Main Street.; Located in a commuter‑friendly borough with easy access to I80, Route 46 and Netcong Train Station.; Suitable for a wide range of commercial uses due to location and zoning.
    (973) 575-6700
    We can help!
    Listing Contact
    STACEY MICHELMAN
    Learn More
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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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    2 Main St, Netcong Boro, NJ 07857-1111
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