Retail Building with
For Sale
Contact for pricing
46-48 Main Street, Ogdensburg, NJ 07439
Retail building offering main-level space, a full basement, and seating for 49 with 20 parking spaces.
Property Size4,360 SF
Lot Size0.60 Acres
Price / SF$197.13
Days on Market125
Property Features for 46-48 Main Street
General Information
Standard status
Active
Size
4,360 SF
Total Parking Spaces
20
Lot size
0.60 Acres
Property subtype
Retail
Investment Type
Value Add
Additional Details
Utilities to Site
Yes
Building Details
Year Renovated
2020
Tenancy
Multi
Listing Agency:
Donovan Realty and Development
Listed By:
Robert Petrin · License #NJ
Source:
Crexi
Added: Apr 9
Changed: Aug 8
Last Checked: Aug 10 at 7:49AM
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 Donovan Realty and Development
Investment Insights
Based on property information with market context.
This retail building includes approximately 1,760 SF on the main level plus approximately 2,600 SF in the basement, for a total of about 4,360 SF. The property is configured for uses requiring seating capacity for 49 and includes on-site utilities such as natural gas, city water, and septic service.
The site spans about 0.60 acres and provides parking for 20 vehicles, including 1 handicapped space.
Offered for sale, the building is set up to support a retail operation with both primary and lower-level space.
The site spans about 0.60 acres and provides parking for 20 vehicles, including 1 handicapped space.
Offered for sale, the building is set up to support a retail operation with both primary and lower-level space.
Key Highlights
- Retail building with 1,760 SF main level plus 2,600 SF basement (±4,360 SF total)
- Seating capacity for 49
- On‑site parking for 20 vehicles, including 1 handicapped space
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
$62,232
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
7.24%
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%
$1,244,640
$1.2M
Cap Rate 7%
$889,029
$889.0K
Cap Rate 9%
$691,467
$691.5K
Market Conditions
NOI Build-Up for 4,360 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
$94.2K $21.60/SF
− Vacancy
−$5.3K −$1.21/SF
EGI
$88.9K $20.39/SF
− OpEx
−$26.7K −$6.12/SF
NOI
$62.2K $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%
$1,244,640
Cap Rate 7%
$889,029
Cap Rate 9%
$691,467
Alternative Uses
Best Use
Retail
$889.0K
$777.9K – $1.04M
NOI $62,232 @ 7.0% cap · market cap 7.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.14M
$996.2K – $1.33M
NOI $79,694 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 07439, NJ
2,258
Population
984
Households
2.3
Avg Household Size
42
Median Age
29%
College-Educated
96%
High-School Grad
2.2 sq mi
ZIP Area
1,026
Density / Sq Mi
$104,946
Median Household Income
$55,607
Median Earnings
$1,390
Median Rent
$311,900
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?
Retail space - Retail building offering main-level space, a full basement, and seating for 49 with 20 parking spaces.
Where is this retail space located?
The property is located at 46-48 Main Street Ogdensburg, NJ.
What is the asking price?
The asking price for this property is $859,500.
What are key features of this property?
This property features: Retail building with 1,760 SF main level plus 2,600 SF basement (±4,360 SF total); Seating capacity for 49; On‑site parking for 20 vehicles, including 1 handicapped space
