Long Branch Mixed-Use
For Sale
$899,000
Pending
485 Broadway, Long Branch, NJ 07740
Mixed-use property in Long Branch with flexible potential.
Property Size2,042 SF
Days on Market91
Property Features for 485 Broadway
General Information
Standard status
Pending
Size
2,042 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,447
Amenities
Forced Air Heating
Off Street
On Site
Paver Block
Building Details
Year Built
1910
Listing Agency:
PROLEGACY REALTY, LLC
(732) 790-1781
Listed By:
JAMIE MARTIN KLINE
Source:
Corcoran
Added: May 12
Changed: Aug 8
Last Checked: Jul 28 at 5:18PM
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 PROLEGACY REALTY, LLC
Investment Insights
Based on property information with market context.
This classic colonial property in Long Branch is currently configured as a professional office. It offers flexible potential for residential or business use, subject to buyer due diligence and municipal approvals. The property, with a size of 2042 square feet, features multiple private office spaces, welcoming reception areas, conference rooms, two bathrooms, and a full kitchen. It is well suited for professional services, boutique office use, or possible live/work arrangements. The property is rich in character with original architectural details, large windows, and prominent curb appeal along Broadway. It is conveniently located near downtown Long Branch, major roadways, shopping, dining, and the Jersey Shore. The property requires updating and improvements, presenting an excellent opportunity for an owner-user, investor, or business seeking to renovate and customize a distinctive space to their needs.
Key Highlights
- Flexible mixed‑use potential for residential or business ventures.
- Prime location in the heart of Long Branch, near downtown, major roadways, shopping, dining, and the Jersey Shore.
- Currently configured as a professional office with multiple private office spaces, reception areas, conference rooms, two bathrooms, and a full kitchen.
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
$31,243
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
3.48%
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%
$624,860
$624.9K
Cap Rate 7%
$446,329
$446.3K
Cap Rate 9%
$347,144
$347.1K
Market Conditions
NOI Build-Up for 2,042 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
$61.3K $30.00/SF
− Vacancy
−$19.6K −$9.60/SF
EGI
$41.7K $20.40/SF
− OpEx
−$10.4K −$5.10/SF
NOI
$31.2K $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%
$624,860
Cap Rate 7%
$446,329
Cap Rate 9%
$347,144
Alternative Uses
Best Use
Office B
$446.3K
$390.5K – $520.7K
NOI $31,243 @ 7.0% cap · market cap 3.48%
Second Best
Mixed Use
$393.8K
$344.6K – $459.5K
NOI $27,567 @ 7.0% cap · market cap 3.07%
Theoretical Best
Office A
$533.2K
$466.6K – $622.1K
NOI $37,324 @ 7.0% cap · market cap 4.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,610
Businesses Nearby
Explore this area
Business Placement
Demographics for 07740, NJ
31,905
Population
15,208
Households
2.1
Avg Household Size
38
Median Age
35%
College-Educated
84%
High-School Grad
5.3 sq mi
ZIP Area
6,020
Density / Sq Mi
$73,806
Median Household Income
$38,614
Median Earnings
$1,744
Median Rent
$521,900
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?
Mixed-use property - Mixed-use property in Long Branch with flexible potential.
Where is this mixed-use property located?
The property is located at 485 Broadway Long Branch, NJ.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Flexible mixed‑use potential for residential or business ventures.; Prime location in the heart of Long Branch, near downtown, major roadways, shopping, dining, and the Jersey Shore.; Currently configured as a professional office with multiple private office spaces, reception areas, conference rooms, two bathrooms, and a full kitchen.
