Freestanding Flex
For Sale
$399,000
445 Us Highway 46 #445, Hackettstown, NJ 07840
C-2-zoned property combines a showroom, upper-level offices, storage areas, and on-site parking.
Property Size2,182 SF
Days on Market79
Property Features for 445 Us Highway 46 #445
General Information
Standard status
Active
Size
2,182 SF
Total Parking Spaces
100
Property subtype
Commercial
Zoning
C-2
Amenities
walkout basement
new baseboard heating
Building Details
Building Size
2,182 SF
Year Built
9999
Stories
2
Units
1
Listing Agency:
Keller Williams Metropolitan
(973) 539-1120
Listed By:
Celeste Araujo
(973) 539-1120
Source:
Betterhomerealestate
Added: Jun 11
Changed: Aug 28
Last Checked: Aug 28 at 11:09AM
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 Keller Williams Metropolitan
Investment Insights
Based on property information with market context.
This freestanding flex property at 445 US Highway 46 includes an open first-floor showroom suited to a range of commercial layouts. The second floor contains three private offices and a dedicated lavatory, while a walkout basement provides additional storage and delivery access. A two-car garage and on-site parking are also included.
The property is located in Mount Olive Twp., New Jersey, along US Highway 46. Recent improvements include new baseboard heating on the first level and a new well pump. Engineering plans are available for a new garage, providing a documented option for additional storage, vehicle, or inventory space.
The property is located in Mount Olive Twp., New Jersey, along US Highway 46. Recent improvements include new baseboard heating on the first level and a new well pump. Engineering plans are available for a new garage, providing a documented option for additional storage, vehicle, or inventory space.
Key Highlights
- C‑2 zoning at 445 US Highway 46, Mount Olive Twp., NJ 07840
- Open first‑floor showroom with flexible commercial layout
- Three private second‑floor offices with a dedicated lavatory
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
$34,347
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
8.61%
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%
$686,940
$686.9K
Cap Rate 7%
$490,671
$490.7K
Cap Rate 9%
$381,633
$381.6K
Market Conditions
NOI Build-Up for 2,182 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
$57.6K $26.40/SF
− Vacancy
−$11.8K −$5.41/SF
EGI
$45.8K $20.99/SF
− OpEx
−$11.4K −$5.25/SF
NOI
$34.3K $15.74/SF
Area
Warren County, NJ
Vacancy
20.50%
Lease Rate
$26.40 /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%
$686,940
Cap Rate 7%
$490,671
Cap Rate 9%
$381,633
Alternative Uses
Best Use
Industrial
$677.9K
$593.2K – $790.9K
NOI $47,455 @ 7.0% cap · market cap 11.89%
Second Best
Office B
$490.7K
$429.3K – $572.5K
NOI $34,347 @ 7.0% cap · market cap 8.61%
Theoretical Best
Warehouse
$823.2K
$720.3K – $960.4K
NOI $57,624 @ 7.0% cap · market cap 14.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 07840, NJ
31,255
Population
12,974
Households
2.4
Avg Household Size
43
Median Age
49%
College-Educated
96%
High-School Grad
37.3 sq mi
ZIP Area
838
Density / Sq Mi
$107,956
Median Household Income
$54,886
Median Earnings
$1,469
Median Rent
$373,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The BBQ Pit Catering Co — 163 Winding Hill Dr, Hackettstown, NJ 07840
Frequently Asked Questions
What type of property is this?
Flex space - C-2-zoned property combines a showroom, upper-level offices, storage areas, and on-site parking.
Where is this flex space located?
The property is located at 445 Us Highway 46 #445 Hackettstown, NJ.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: C‑2 zoning at 445 US Highway 46, Mount Olive Twp., NJ 07840; Open first‑floor showroom with flexible commercial layout; Three private second‑floor offices with a dedicated lavatory
