Mixed-Use Flex and Warehouse
For Sale
$1,199,000
56 E Main St, Sussex, NJ 07461
Masonry mixed-use building with warehouse shop space, multiple roll-up doors, dry basement storage, and separately metered units.
Property Size10,500 SF
Price / SF$114.19
Days on Market96
Property Features for 56 E Main St
General Information
Standard status
Active
Size
10,500 SF
Warehouse & Industrial
Clear Height
15 ft
Drive-In Doors
3
Units
Multifamily Units
3
Office Units
2
Building Details
Year Built
1988
Tenancy
Multi
Listing Agency:
FAIRCLOUGH REALTORS
Listed By:
CLAYTON PANNASCH · License #1537153
(973) 726-7800
Source:
Luminancerealty
Added: Jun 16
Changed: Sep 8
Last Checked: Sep 19 at 11:40AM
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 FAIRCLOUGH REALTORS
Investment Insights
Based on property information with market context.
This masonry-built mixed-use property combines tenanted residential apartments, two tenanted office suites, and warehouse/shop space in one functional footprint. The warehouse area features three grade-level overhead doors with approximately 13-foot clearances and about a 15-foot interior ceiling height, supported by a large, dry basement that can be used for additional storage. A large paved rear lot is included for equipment and trailer staging. All residential and office units are separately metered for gas and electric, helping simplify utility responsibility across the building.
The property is located at 56 E Main Street in Sussex, New Jersey, positioned on a main thoroughfare at the New York-New Jersey border, which supports straightforward regional access. A prominent street presence can be useful for businesses that benefit from visibility and convenient transportation access.
The layout is well-suited for an owner-user headquarters for trade-based, contractor, or specialty trade operations needing practical warehouse/shop space alongside office areas. The presence of on-site leased apartments and office suites may also support ancillary rental income to help offset carrying costs. Seller financing is available for qualified buyers, offering an additional financing pathway for eligible parties.
The property is located at 56 E Main Street in Sussex, New Jersey, positioned on a main thoroughfare at the New York-New Jersey border, which supports straightforward regional access. A prominent street presence can be useful for businesses that benefit from visibility and convenient transportation access.
The layout is well-suited for an owner-user headquarters for trade-based, contractor, or specialty trade operations needing practical warehouse/shop space alongside office areas. The presence of on-site leased apartments and office suites may also support ancillary rental income to help offset carrying costs. Seller financing is available for qualified buyers, offering an additional financing pathway for eligible parties.
Key Highlights
- 1988 masonry mixed‑use building with three tenanted residential apartments and two tenanted office suites
- Warehouse/shop space includes three grade‑level overhead doors with 13‑ft clearance and ~15‑ft interior ceiling height
- Large dry basement provides storage space
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
$107,279
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
8.95%
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%
$2,145,580
$2.1M
Cap Rate 7%
$1,532,557
$1.5M
Cap Rate 9%
$1,191,989
$1.2M
Market Conditions
NOI Build-Up for 10,500 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
$180.2K $17.16/SF
− Vacancy
−$15.1K −$1.44/SF
EGI
$165.0K $15.72/SF
− OpEx
−$57.8K −$5.50/SF
NOI
$107.3K $10.22/SF
Area
Sussex County, NJ
Vacancy
8.40%
Lease Rate
$17.16 /SF/Yr
Expense Ratio
35.00%
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%
$2,145,580
Cap Rate 7%
$1,532,557
Cap Rate 9%
$1,191,989
Alternative Uses
Best Use
Warehouse
$2.04M
$1.79M – $2.39M
NOI $143,109 @ 7.0% cap · market cap 11.94%
Second Best
Industrial
$1.68M
$1.47M – $1.96M
NOI $117,855 @ 7.0% cap · market cap 9.83%
Theoretical Best
Office A
$2.74M
$2.40M – $3.20M
NOI $191,923 @ 7.0% cap · market cap 16.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
15 ft
Clear height
3
Drive-in doors
2
Office units
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07461, NJ
18,530
Population
7,972
Households
2.3
Avg Household Size
44
Median Age
28%
College-Educated
93%
High-School Grad
83.0 sq mi
ZIP Area
223
Density / Sq Mi
$104,441
Median Household Income
$46,590
Median Earnings
$1,456
Median Rent
$338,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Masonry mixed-use building with warehouse shop space, multiple roll-up doors, dry basement storage, and separately metered units.
Where is this flex space located?
The property is located at 56 E Main St Sussex, NJ.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: 1988 masonry mixed‑use building with three tenanted residential apartments and two tenanted office suites; Warehouse/shop space includes three grade‑level overhead doors with 13‑ft clearance and ~15‑ft interior ceiling height; Large dry basement provides storage space
