Mixed-Use Retail and Residential
For Sale
$1,430,000
55-61 High Street, Mount Holly, NJ 08060
Four occupied retail storefronts with approved plans for six two-bedroom apartments above.
Property Size13,000 SF
Price / SF$110
Days on Market201
Property Features for 55-61 High Street
General Information
Standard status
Active
Size
13,000 SF
Property subtype
Commercial
Occupancy
100%
Lease Term
[]
Building Details
Year Built
1970
Listing Agency:
BHHS Fox & Roach-Marlton
Listed By:
Dawn Varallo · License #1329291
(856) 381-7884
Source:
Deepcreeklake
Added: Feb 22
Changed: Sep 10
Last Checked: Sep 10 at 5:19AM
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 BHHS Fox & Roach-Marlton
Investment Insights
Based on property information with market context.
55-61 High Street in Mount Holly, NJ is a mixed-use building totaling approximately 13,000 square feet. The property includes four fully occupied commercial storefronts on the street level, with each tenant responsible for their own utilities and expenses. The upper levels are positioned for residential conversion, supported by approved plans for six (6) two-bedroom apartments.
The building is situated on High Street in downtown Mount Holly and includes a rear lot on Brainerd Street. The additional lot provides room for parking and supports access and development flexibility connected to the planned residential use.
For an investor or owner-operator, this setup offers two layers of utility: existing, leased storefront space and an approved residential path above. The combination of current commercial occupancy and permitted apartment plans can appeal to buyers looking to manage both retail operations and a structured conversion effort within the same building footprint.
The building is situated on High Street in downtown Mount Holly and includes a rear lot on Brainerd Street. The additional lot provides room for parking and supports access and development flexibility connected to the planned residential use.
For an investor or owner-operator, this setup offers two layers of utility: existing, leased storefront space and an approved residential path above. The combination of current commercial occupancy and permitted apartment plans can appeal to buyers looking to manage both retail operations and a structured conversion effort within the same building footprint.
Key Highlights
- 13,000 SF mixed‑use building in downtown Mount Holly
- Four fully occupied commercial storefronts with tenants paying their own utilities and expenses
- Upper‑level potential: approved plans for six (6) two‑bedroom residential apartments
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
$110,296
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
7.71%
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%
$2,205,920
$2.2M
Cap Rate 7%
$1,575,657
$1.6M
Cap Rate 9%
$1,225,511
$1.2M
Market Conditions
NOI Build-Up for 13,000 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
$205.9K $15.84/SF
− Vacancy
−$29.4K −$2.27/SF
EGI
$176.5K $13.57/SF
− OpEx
−$66.2K −$5.09/SF
NOI
$110.3K $8.48/SF
Area
Burlington County, NJ
Vacancy
14.30%
Lease Rate
$15.84 /SF/Yr
Expense Ratio
37.50%
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%
$2,205,920
Cap Rate 7%
$1,575,657
Cap Rate 9%
$1,225,511
Alternative Uses
Best Use
Retail
$2.78M
$2.43M – $3.24M
NOI $194,402 @ 7.0% cap · market cap 13.59%
Second Best
Mixed Use
$1.58M
$1.38M – $1.84M
NOI $110,296 @ 7.0% cap · market cap 7.71%
Theoretical Best
Warehouse
$27.19M
$23.79M – $31.72M
NOI $1,903,248 @ 7.0% cap · market cap 133.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,013
Businesses Nearby
6k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
7-Eleven
Shops & Services
4,969 visits/mo
0.5 miles
Napa Auto Parts
Shops & Services
729 visits/mo
0.3 miles
Demographics for 08060, NJ
25,426
Population
10,198
Households
2.5
Avg Household Size
38
Median Age
38%
College-Educated
96%
High-School Grad
21.6 sq mi
ZIP Area
1,177
Density / Sq Mi
$107,165
Median Household Income
$59,035
Median Earnings
$1,619
Median Rent
$292,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four occupied retail storefronts with approved plans for six two-bedroom apartments above.
Where is this mixed-use property located?
The property is located at 55-61 High Street Mount Holly, NJ.
What is the asking price?
The asking price for this property is $1,430,000.
What are key features of this property?
This property features: 13,000 SF mixed‑use building in downtown Mount Holly; Four fully occupied commercial storefronts with tenants paying their own utilities and expenses; Upper‑level potential: approved plans for six (6) two‑bedroom residential apartments
