Office Building with Warehouse
For Sale
$2,000,000
Pending
57 4th St, Somerville, NJ 08876
12,500 SF office with warehouse, leased until 2026.
Property Size12,500 SF
Days on Market103
Property Features for 57 4th St
General Information
Standard status
Pending
Size
12,500 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$35,866
Amenities
Central air
1 Unit Heating
Central Air Cooling
Flat Roof
Lighting
Parking Lot-Exclusive
Building Details
Year Built
1987
Listing Agency:
BHHS FOX & ROACH
(732) 469-1515
Listed By:
TIM DELUCCIA · License #8243435
Source:
Corcoran
Added: May 15
Changed: Aug 23
Last Checked: Aug 21 at 6:08AM
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
Investment Insights
Based on property information with market context.
This well-maintained 12,500 SF building features 4,000 SF of warehouse space in addition to professional office areas. The office component includes private offices, conference rooms, a bullpen area, and a cafeteria. The warehouse has 20' ceilings and both drive-in and tailboard loading capabilities. It is located in an I-2 light industrial zone. The property is currently leased to an excellent credit tenant under a true triple net lease until December 31, 2026, generating an NOI of $186,000 at a 7.5% cap rate. This presents an ideal investment opportunity or a future owner-user opportunity to buy now as an investment and occupy in 2 years.
Key Highlights
- Net Operating Income (NOI) of $186,000 with a 7.5% Cap Rate.
- Leased to an excellent credit tenant under a true triple net lease until December 31, 2026.
- Large 12,500 SF office building with an additional 4,000 SF warehouse 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
$140,303
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
7.02%
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%
$2,806,060
$2.8M
Cap Rate 7%
$2,004,329
$2.0M
Cap Rate 9%
$1,558,922
$1.6M
Market Conditions
NOI Build-Up for 12,500 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
$213.0K $17.04/SF
− Vacancy
−$12.6K −$1.01/SF
EGI
$200.4K $16.03/SF
− OpEx
−$60.1K −$4.81/SF
NOI
$140.3K $11.22/SF
Area
Somerset County, NJ
Vacancy
5.90%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
30.00%
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%
$2,806,060
Cap Rate 7%
$2,004,329
Cap Rate 9%
$1,558,922
Alternative Uses
Best Use
Flex RnD
$2.68M
$2.34M – $3.13M
NOI $187,551 @ 7.0% cap · market cap 9.38%
Second Best
Industrial
$2.00M
$1.75M – $2.34M
NOI $140,303 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$3.26M
$2.86M – $3.81M
NOI $228,480 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
933
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 08876, NJ
22,849
Population
9,717
Households
2.4
Avg Household Size
40
Median Age
56%
College-Educated
94%
High-School Grad
16.0 sq mi
ZIP Area
1,428
Density / Sq Mi
$120,823
Median Household Income
$70,464
Median Earnings
$1,776
Median Rent
$468,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 12,500 SF office with warehouse, leased until 2026.
Where is this flex space located?
The property is located at 57 4th St Somerville, NJ.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Net Operating Income (NOI) of $186,000 with a 7.5% Cap Rate.; Leased to an excellent credit tenant under a true triple net lease until December 31, 2026.; Large 12,500 SF office building with an additional 4,000 SF warehouse space.
