Industrial Building in Town
For Sale
$319,000
4 Main Street, New Egypt, NJ 08533
Industrial building in the center of town with municipal parking.
Property Size1,100 SF
Lot Size0.03 Acres
Price / SF$290
Days on Market147
Property Features for 4 Main Street
General Information
Standard status
Active
Size
1,100 SF
Lot size
0.03 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,072
Amenities
Central air
Display Window
Asphalt Roof
Central Air Cooling
Concrete Flooring
Curbing
Forced Air Heating
Handicapped
Highway Frontage
Paver Block
Shingle Roof
Tile Flooring
Timberline Roof
Building Details
Year Built
1960
Listing Agency:
BERKSHIRE HATHAWAY HOMESERVICES FOX & ROACH - PERRINEVILLE
(732) 446-4959
Listed By:
DOUGLAS J WALSH · License #0894470
Source:
Corcoran
Added: Mar 19
Changed: Aug 12
Last Checked: Aug 12 at 6:33AM
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 BERKSHIRE HATHAWAY HOMESERVICES FOX & ROACH - PERRINEVILLE
Investment Insights
Based on property information with market context.
This industrial building is currently occupied by an embroidery and screen printing company. It is situated in the center of town and benefits from adjacent municipal parking. The property offers a total area of 1100 square feet and is available for sale.
Key Highlights
- Located in the center of town
- Adjacent to municipal parking
- Currently rented
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
$12,347
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
3.87%
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%
$246,940
$246.9K
Cap Rate 7%
$176,386
$176.4K
Cap Rate 9%
$137,189
$137.2K
Market Conditions
NOI Build-Up for 1,100 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
$18.7K $17.04/SF
− Vacancy
−$1.1K −$1.01/SF
EGI
$17.6K $16.03/SF
− OpEx
−$5.3K −$4.81/SF
NOI
$12.3K $11.22/SF
Area
Ocean County, NJ
Vacancy
5.90%
Lease Rate
$17.04 /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%
$246,940
Cap Rate 7%
$176,386
Cap Rate 9%
$137,189
Alternative Uses
Best Use
Industrial
$176.4K
$154.3K – $205.8K
NOI $12,347 @ 7.0% cap · market cap 3.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$287.2K
$251.3K – $335.1K
NOI $20,106 @ 7.0% cap · market cap 6.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Explore this area
Business Placement
Demographics for 08533, NJ
6,764
Population
2,625
Households
2.6
Avg Household Size
43
Median Age
30%
College-Educated
91%
High-School Grad
54.9 sq mi
ZIP Area
123
Density / Sq Mi
$101,982
Median Household Income
$51,358
Median Earnings
$1,662
Median Rent
$471,500
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 - Industrial building in the center of town with municipal parking.
Where is this manufacturing property located?
The property is located at 4 Main Street New Egypt, NJ.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: Located in the center of town; Adjacent to municipal parking; Currently rented
