Freestanding Medical Office with Corner
For Sale
$425,000
40 Moran St, Newton, NJ 07860
Fully renovated freestanding medical office zoned T-5 with ADA features, flexible lower-level space, and off-street parking.
Property Size2,458 SF
Price / SF$172.90
Days on Market30
Property Features for 40 Moran St
General Information
Standard status
Active
Size
2,458 SF
Total Parking Spaces
5
Property subtype
Commercial
Zoning
T-5
Taxes and HOA fees
Annual Taxes
$10,115
Amenities
Central air
Asphalt Shingle Roof
Blacktop Driveway
Central Air Cooling
Corner
Forced Hot Air Heating
On-Street Parking
Parking Lot-Exclusive
Building Details
Year Built
1960
Buildings
1
Listing Agency:
EXP REALTY, LLC
(866) 201-6210
Listed By:
RACHEL BUCCI
Source:
Corcoran
Added: Jul 25
Changed: Aug 23
Last Checked: Aug 22 at 9:38AM
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 EXP REALTY, LLC
Investment Insights
Based on property information with market context.
This fully renovated freestanding medical office is configured for a chiropractic practice and offers flexible space for professional and wellness uses. The main level features a large reception and waiting area, multiple private offices and treatment rooms, and a large ADA equipped bathroom. A walk-out lower level adds additional versatility with a private office, a dedicated X-ray room, treatment room, additional bathroom, kitchenette, storage space, and direct exterior access through a bay door.
Set on a prominent corner lot, the building is ADA accessible with a paver ramp in front and includes five private off-street parking spaces. Additional free on-street parking is available for clients and employees. The property is zoned T-5, supporting a wide variety of professional, medical, retail, and service related uses. BikeScore is 53 (bikeable) and WalkScore is 64 (somewhat walkable).
Built in 1960, the property includes a clinic-ready layout with chiropractic equipment available separately.
Set on a prominent corner lot, the building is ADA accessible with a paver ramp in front and includes five private off-street parking spaces. Additional free on-street parking is available for clients and employees. The property is zoned T-5, supporting a wide variety of professional, medical, retail, and service related uses. BikeScore is 53 (bikeable) and WalkScore is 64 (somewhat walkable).
Built in 1960, the property includes a clinic-ready layout with chiropractic equipment available separately.
Key Highlights
- Zoned T‑5 for a wide variety of professional, medical, retail, and service related uses
- Fully renovated freestanding medical office with approximately 2,458 sq ft on a prominent corner lot
- Main level includes reception and waiting area, multiple private offices, treatment rooms, and a large ADA equipped bathroom
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
$37,607
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
8.85%
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%
$752,140
$752.1K
Cap Rate 7%
$537,243
$537.2K
Cap Rate 9%
$417,856
$417.9K
Market Conditions
NOI Build-Up for 2,458 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
$73.7K $30.00/SF
− Vacancy
−$23.6K −$9.60/SF
EGI
$50.1K $20.40/SF
− OpEx
−$12.5K −$5.10/SF
NOI
$37.6K $15.30/SF
Area
Sussex 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%
$752,140
Cap Rate 7%
$537,243
Cap Rate 9%
$417,856
Alternative Uses
Best Use
Office B
$537.2K
$470.1K – $626.8K
NOI $37,607 @ 7.0% cap · market cap 8.85%
Second Best
Healthcare Medical
$522.8K
$457.5K – $610.0K
NOI $36,599 @ 7.0% cap · market cap 8.61%
Theoretical Best
Office A
$641.8K
$561.6K – $748.8K
NOI $44,928 @ 7.0% cap · market cap 10.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,016
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07860, NJ
25,704
Population
11,473
Households
2.2
Avg Household Size
46
Median Age
40%
College-Educated
95%
High-School Grad
100.2 sq mi
ZIP Area
257
Density / Sq Mi
$104,113
Median Household Income
$53,509
Median Earnings
$1,437
Median Rent
$336,600
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?
Medical Office Space - Fully renovated freestanding medical office zoned T-5 with ADA features, flexible lower-level space, and off-street parking.
Where is this medical office space located?
The property is located at 40 Moran St Newton, NJ.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Zoned T‑5 for a wide variety of professional, medical, retail, and service related uses; Fully renovated freestanding medical office with approximately 2,458 sq ft on a prominent corner lot; Main level includes reception and waiting area, multiple private offices, treatment rooms, and a large ADA equipped bathroom
