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    281 S Main St Wharton, NJ 07885

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    For Sale
    $1,900,000

    Commercial - Wharton Boro, NJ

    Lot size:
    0.09 Acres
    Added:
    Aug 11, 2025
    Days on Market:
    261
    Last Refresh:
    Apr 28 at 4:06 pm

    Property Features for 281 S Main St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    B
    Rooms
    Basement
    Basement Y/N
    1
    Standard status
    Active
    Lot size
    0.09 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    19973

    Utilities

    Heating system
    Other (Heating), Steam

    Building Details

    Floors in Building
    3
    Number of units
    6
    Building materials
    Vinyl Siding
    Roof type
    Asphalt, Flat, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    EFRAIN GONZALEZ

    Listing agent EFRAIN GONZALEZ

    Listing office UNITED REAL ESTATE 18-19 RIVER ROAD, Fair Lawn, NJ

    Listing date Aug 11, 2025

    MLS# 3980709 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.

    Overview

    High-Income Multifamily Investment Property

    This six-unit multifamily building is a high-performing asset located in downtown Wharton, New Jersey. The property is fully rented and generates six figures in annual income. The building features a mix of one to three-bedroom units, along with six private garages. A stand-up attic is ready to be converted into additional living space. The full basement can be transformed into a laundry facility, tenant storage, or a shared community area. The property includes a large, open lot with expansion possibilities. The property is positioned within walking distance of local restaurants, shops, and daily conveniences, and is just minutes from top-rated Wharton schools. It is also close to major highways, offering seamless access for commuters. Five newer water heaters were installed in 2023, and a newer boiler was installed in 2020. The property is located in one of Morris County's most competitive rental markets, where vacancies are rare and rental rates remain top-tier. The lot size is 0.09 acres. The property is zoned B.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Wharton
    County
    Morris
    State
    New Jersey
    Longitude
    -74.58015
    Latitude
    40.88946

    Nearby Similar for Sale

    • $2,800,000
      20,000 SF

      Mixed-Use Building with Liquor License

      20,000 sq ft mixed-use building with restaurant and offices.
      175 N Main St, Wharton Boro, NJ 07885-1638
      View Details
    • $300,000
      1,550 SF

      Commercial Property in Wharton Borough

      Long-established commercial property in thriving Wharton Borough, Morris County, New Jersey.
      31 S Main St, Wharton Boro, NJ 07885-1911
      View Details
    • $530,000
      1,296 SF

      Main Street Mixed-Use Property

      Mixed-use property with storefront and residential unit on Main Street.
      5 N Main St, Wharton Boro, NJ 07885
      View Details

    FAQs

    What type of property is this?
    Apartment building - Six-unit multifamily property with garages in downtown Wharton, New Jersey.
    Where is this apartment building located?
    The property is located at 281 S Main St Wharton, NJ.
    What is the asking price?
    The asking price for this property is $1,900,000.
    What are key features of this property?
    This property features: High Income: Generates six figures annually with a strong return from day one.; Fully Rented: 100% occupancy in a competitive rental market.; 6 Private Garages: Adds convenience and extra income potential.
    (888) 501-6953
    We can help!
    Listing Contact
    EFRAIN GONZALEZ
    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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