Mixed-Use Live-Work Office
For Sale
$650,000
48 South Street, Eatontown, NJ 07724
Mixed-use property in Eatontown’s B-2 zone with high visibility from Rt 35.
Property Size1,804 SF
Price / SF$360.31
Days on Market98
Property Features for 48 South Street
General Information
Standard status
Active
Size
1,804 SF
Property subtype
Commercial
Zoning
B-2
Building Details
Year Built
1910
Listing Agency:
Keller Williams Realty East Monmouth
Listed By:
John Sherrod
(732) 704-4033
Source:
Actionplusrealty
Added: Jun 6
Changed: Sep 10
Last Checked: Sep 10 at 6:39AM
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 Realty East Monmouth
Investment Insights
Based on property information with market context.
This mixed-use commercial property in Eatontown, NJ offers live-work potential and includes office and commercial space options within a single building. The property is positioned for a configuration where someone can live upstairs and operate a business downstairs, reducing the need to manage separate building expenses. At 48 South Street, the property size is listed as 1,804 square feet, and the buyer will be responsible for conducting due diligence with the town regarding which uses are permitted.
The property sits in Eatontown’s B-2 Business Zone and is described as conveniently located with high visibility from Rt 35. The B-2 zone includes a wide variety of allowed uses noted in the remarks, including offices, personal services, retail sales, and live-in professional uses.
The property sits in Eatontown’s B-2 Business Zone and is described as conveniently located with high visibility from Rt 35. The B-2 zone includes a wide variety of allowed uses noted in the remarks, including offices, personal services, retail sales, and live-in professional uses.
Key Highlights
- Mixed‑use commercial property in Eatontown’s B‑2 Business Zone
- High visibility location from Rt 35
- Year built: 1910
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
$27,601
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
4.25%
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%
$552,020
$552.0K
Cap Rate 7%
$394,300
$394.3K
Cap Rate 9%
$306,678
$306.7K
Market Conditions
NOI Build-Up for 1,804 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
$54.1K $30.00/SF
− Vacancy
−$17.3K −$9.60/SF
EGI
$36.8K $20.40/SF
− OpEx
−$9.2K −$5.10/SF
NOI
$27.6K $15.30/SF
Area
Monmouth 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%
$552,020
Cap Rate 7%
$394,300
Cap Rate 9%
$306,678
Alternative Uses
Best Use
Office B
$394.3K
$345.0K – $460.0K
NOI $27,601 @ 7.0% cap · market cap 4.25%
Second Best
Mixed Use
$347.9K
$304.4K – $405.9K
NOI $24,354 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$471.1K
$412.2K – $549.6K
NOI $32,974 @ 7.0% cap · market cap 5.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,085
Businesses Nearby
Explore this area
Business Placement
Demographics for 07724, NJ
23,494
Population
10,424
Households
2.3
Avg Household Size
44
Median Age
45%
College-Educated
92%
High-School Grad
12.1 sq mi
ZIP Area
1,942
Density / Sq Mi
$99,170
Median Household Income
$53,234
Median Earnings
$1,640
Median Rent
$487,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Live-work space - Mixed-use property in Eatontown’s B-2 zone with high visibility from Rt 35.
Where is this live-work space located?
The property is located at 48 South Street Eatontown, NJ.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Mixed‑use commercial property in Eatontown’s B‑2 Business Zone; High visibility location from Rt 35; Year built: 1910
