Mixed-Use Live-Work and Retail
For Sale
Contact for pricing
513 FISCHER BLVD, Toms River, NJ 08753
On-site parking and strong roadway access support flexible mixed-use operation in the Toms River commercial corridor.
Property Size1,860 SF
Price / SF$241.94
Days on Market68
Property Features for 513 FISCHER BLVD
General Information
Standard status
Active
Size
1,860 SF
Property subtype
Retail, Mixed Use
Zoning
HB (Highway Business)
Investment Type
Value Add
Building Details
Buildings
1
Stories
2
Units
1
Listing Agency:
Keller Williams Realty West Monmouth
(732) 769-1110
Listed By:
Iftikhar Haq · License #0789304
Source:
Crexi
Added: Jun 4
Changed: Aug 8
Last Checked: Aug 9 at 2:45PM
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 West Monmouth
Investment Insights
Based on property information with market context.
This mixed-use live-work and retail property includes on-site residential accommodations alongside commercial space. The offering features a large on-site parking area designed to support employees, customers, tenants, and visitors. With approximately 1,860 square feet of total space, the layout is well suited to an operator looking to combine business and residential use within the same asset.
Located at 513 Fischer Blvd in Toms River, the property is described as having excellent accessibility to major roadways as well as the surrounding residential neighborhoods, retail centers, and community amenities within the local market. It sits within one of Ocean County’s established commercial corridors, positioning it for everyday visits from customers and other local traffic.
For buyers seeking an owner-occupant scenario, the combination of commercial operations with on-site residential use can simplify daily logistics and ongoing management. The property is also presented as a value-add opportunity, with potential for repositioning, occupancy optimization, or future income enhancement as part of the buyer’s underwriting and business plan. Overall, it offers a practical framework for mixed-use flexibility in a corridor setting.
Located at 513 Fischer Blvd in Toms River, the property is described as having excellent accessibility to major roadways as well as the surrounding residential neighborhoods, retail centers, and community amenities within the local market. It sits within one of Ocean County’s established commercial corridors, positioning it for everyday visits from customers and other local traffic.
For buyers seeking an owner-occupant scenario, the combination of commercial operations with on-site residential use can simplify daily logistics and ongoing management. The property is also presented as a value-add opportunity, with potential for repositioning, occupancy optimization, or future income enhancement as part of the buyer’s underwriting and business plan. Overall, it offers a practical framework for mixed-use flexibility in a corridor setting.
Key Highlights
- Large on‑site parking area for employees, customers, tenants, and visitors
- Excellent accessibility to major roadways across the Toms River market
- Flexible mixed‑use operation with the ability to combine business use and on‑site residential accommodations
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
$28,458
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
6.32%
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%
$569,160
$569.2K
Cap Rate 7%
$406,543
$406.5K
Cap Rate 9%
$316,200
$316.2K
Market Conditions
NOI Build-Up for 1,860 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
$55.8K $30.00/SF
− Vacancy
−$17.9K −$9.60/SF
EGI
$37.9K $20.40/SF
− OpEx
−$9.5K −$5.10/SF
NOI
$28.5K $15.30/SF
Area
Ocean 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%
$569,160
Cap Rate 7%
$406,543
Cap Rate 9%
$316,200
Alternative Uses
Best Use
Office B
$406.5K
$355.7K – $474.3K
NOI $28,458 @ 7.0% cap · market cap 6.32%
Second Best
Retail
$379.3K
$331.9K – $442.5K
NOI $26,548 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$485.7K
$425.0K – $566.6K
NOI $33,998 @ 7.0% cap · market cap 7.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
Explore this area
Business Placement
Demographics for 08753, NJ
64,369
Population
27,900
Households
2.3
Avg Household Size
42
Median Age
36%
College-Educated
94%
High-School Grad
23.0 sq mi
ZIP Area
2,799
Density / Sq Mi
$101,648
Median Household Income
$54,291
Median Earnings
$1,742
Median Rent
$377,200
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?
Live-work space - On-site parking and strong roadway access support flexible mixed-use operation in the Toms River commercial corridor.
Where is this live-work space located?
The property is located at 513 FISCHER BLVD Toms River, NJ.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Large on‑site parking area for employees, customers, tenants, and visitors; Excellent accessibility to major roadways across the Toms River market; Flexible mixed‑use operation with the ability to combine business use and on‑site residential accommodations
