Highway Retail Farm with
For Sale
$479,000
443 Us Highway 206, Branchville, NJ 07826
Visible highway location with farm stand, apartment, and greenhouses.
Property Size1,600 SF
Lot Size7.40 Acres
Days on Market277
Property Features for 443 Us Highway 206
General Information
Standard status
Active
Size
1,600 SF
Lot size
7.40 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,526
Building Details
Building Size
1,600 SF
Year Built
1960
Stories
2
Units
2
Listing Agency:
(973) 827-9800
Listed By:
SUSAN R GREAVES
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 15
Last Checked: Aug 30 at 4:35PM
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 SUSAN R GREAVES
Investment Insights
Based on property information with market context.
This property features a highly visible highway location and is currently used for selling flowers, honey, eggs, plants, pottery, and assorted items. The site includes a farm stand building and a one-car garage with a one-bedroom apartment above it. Two greenhouses are present, measuring 80x30 and 110x30, equipped with heating and air conditioning. The business currently operates seasonally from April to December. Ample parking is available, and there is room for expansion. This property is located on US Highway 206 in Frankford Township, NJ.
Key Highlights
- High‑visibility highway location ideal for business
- Two greenhouses (80x30 and 110x30) with heat and air conditioning
- Existing farm stand building suitable for retail
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
$22,837
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
4.77%
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%
$456,740
$456.7K
Cap Rate 7%
$326,243
$326.2K
Cap Rate 9%
$253,744
$253.7K
Market Conditions
NOI Build-Up for 1,600 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
$34.6K $21.60/SF
− Vacancy
−$1.9K −$1.21/SF
EGI
$32.6K $20.39/SF
− OpEx
−$9.8K −$6.12/SF
NOI
$22.8K $14.27/SF
Area
Sussex County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$456,740
Cap Rate 7%
$326,243
Cap Rate 9%
$253,744
Alternative Uses
Best Use
Retail
$326.2K
$285.5K – $380.6K
NOI $22,837 @ 7.0% cap · market cap 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$417.8K
$365.6K – $487.4K
NOI $29,245 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
9k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
6,081 visits/mo
0.1 miles
Lukoil
Shops & Services
2,697 visits/mo
0.1 miles
Demographics for 07826, NJ
5,739
Population
2,676
Households
2.1
Avg Household Size
50
Median Age
38%
College-Educated
96%
High-School Grad
58.2 sq mi
ZIP Area
99
Density / Sq Mi
$114,784
Median Household Income
$53,272
Median Earnings
$1,628
Median Rent
$370,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Farm - Visible highway location with farm stand, apartment, and greenhouses.
Where is this farm located?
The property is located at 443 Us Highway 206 Branchville, NJ.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: High‑visibility highway location ideal for business; Two greenhouses (80x30 and 110x30) with heat and air conditioning; Existing farm stand building suitable for retail
