Mixed-Use Property with Dental
For Sale
$1,100,000
549 Main St, Spotswood, NJ 08884
GC-zoned building combines a ground-floor dental practice with four rental units.
Property Size3,147 SF
Price / SF$349.54
Days on Market60
Property Features for 549 Main St
General Information
Standard status
Active
Size
3,147 SF
Building Details
Year Built
1920
Listing Agency:
MID-STATE REALTY
(732) 251-8900
Listed By:
DENISE A. NEFTELBERG
Source:
Mynewjerseyrealestate
Added: Jul 3
Changed: Aug 30
Last Checked: Aug 30 at 8:02PM
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 MID-STATE REALTY
Investment Insights
Based on property information with market context.
This mixed-use property contains a ground-floor dentist office alongside four rental units, for a total of five units. The property is described as having a potential sixth unit, while a one-bedroom rental remains vacant. A garage space is also currently vacant.
The building is zoned GC, and parking is shared with the Library. The stated annual income excludes rent from the vacant one-bedroom unit and the vacant garage space. Property size is listed as 3,147.
The building is zoned GC, and parking is shared with the Library. The stated annual income excludes rent from the vacant one-bedroom unit and the vacant garage space. Property size is listed as 3,147.
Key Highlights
- Five‑unit mixed‑use property with a potential sixth unit
- Ground‑floor dentist office
- Four rental units
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
$48,395
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
4.40%
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%
$967,900
$967.9K
Cap Rate 7%
$691,357
$691.4K
Cap Rate 9%
$537,722
$537.7K
Market Conditions
NOI Build-Up for 3,147 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
$94.4K $30.00/SF
− Vacancy
−$6.4K −$2.04/SF
EGI
$88.0K $27.96/SF
− OpEx
−$39.6K −$12.58/SF
NOI
$48.4K $15.38/SF
Area
Middlesex County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$967,900
Cap Rate 7%
$691,357
Cap Rate 9%
$537,722
Alternative Uses
Best Use
Apartment 5plus
$691.4K
$604.9K – $806.6K
NOI $48,395 @ 7.0% cap · market cap 4.40%
Second Best
Healthcare Medical
$669.4K
$585.7K – $781.0K
NOI $46,858 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$821.7K
$719.0K – $958.7K
NOI $57,522 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
395
Businesses Nearby
Explore this area
Business Placement
Demographics for 08884, NJ
8,185
Population
3,318
Households
2.5
Avg Household Size
45
Median Age
34%
College-Educated
91%
High-School Grad
2.3 sq mi
ZIP Area
3,559
Density / Sq Mi
$101,125
Median Household Income
$57,834
Median Earnings
$1,097
Median Rent
$358,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - GC-zoned building combines a ground-floor dental practice with four rental units.
Where is this mixed-use property located?
The property is located at 549 Main St Spotswood, NJ.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Five‑unit mixed‑use property with a potential sixth unit; Ground‑floor dentist office; Four rental units
