Mixed-Use Property with Commercial
For Sale
$1,200,000
585 Route 9, Little Egg Harbor, NJ 08087
Land/Lots, Little Egg Harbor, NJ
Property Size3,745 SF
Lot Size2.27 Acres
Price / SF$320.43
Days on Market218
Property Features for 585 Route 9
General Information
Property type
Land
Property subtype
Other
Lot features
Fenced Area, Irregular Lot, Level, Subdividable, Cleared, Graded, Major Frontage, Multi- Lot Subdivision
High school
Pinelands Regional
Directions
Route 9 South past Giffordtown Rd building is on the Right. across from Rite Aid and car wash
Subdivision
Little Egg Harb
Standard status
Active
APN
17-00277-0000-00003
Size
3,745 SF
Lot size
2.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
19434
Building Details
Additional Structures
Residence
Listing Agency:
Keller Williams Realty Monmouth/Ocean
(732) 942-5280
Listed By:
Mohamed Bassyouni · License #1859124
(732) 573-5273
Added: Feb 18
Changed: Sep 3
Last Checked: Sep 24 at 8:06AM
MLS# 22604531
Copyright © 2026 More MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property combines retail, storage, residential, warehouse, and outdoor commercial components within a 2.27-acre assemblage. Improvements include a 1,500-square-foot retail area, a two-bedroom apartment above, a 2,000-square-foot warehouse or garage, and a fenced commercial yard. The property also includes a six-bedroom house requiring renovation and is offered in its existing condition.
Located along Route 9 in Little Egg Harbor, the package includes the addresses 545, 565, and 585 Route 9S. The site is in the General Business (GB) zone, with 32 permitted uses and 13 conditional uses identified in the zoning materials. Nearby businesses include Super Walmart, Tractor Supply, Rite Aid, and McDonald’s. Buyer due diligence with the township is required.
Located along Route 9 in Little Egg Harbor, the package includes the addresses 545, 565, and 585 Route 9S. The site is in the General Business (GB) zone, with 32 permitted uses and 13 conditional uses identified in the zoning materials. Nearby businesses include Super Walmart, Tractor Supply, Rite Aid, and McDonald’s. Buyer due diligence with the township is required.
Key Highlights
- 2.27‑acre mixed‑use property in Little Egg Harbor
- General Business (GB) zoning with 32 permitted uses and 13 conditional uses
- 1,500‑square‑foot retail area with a two‑bedroom apartment above
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
$53,453
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
4.45%
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%
$1,069,060
$1.1M
Cap Rate 7%
$763,614
$763.6K
Cap Rate 9%
$593,922
$593.9K
Market Conditions
NOI Build-Up for 3,745 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
$80.9K $21.60/SF
− Vacancy
−$4.5K −$1.21/SF
EGI
$76.4K $20.39/SF
− OpEx
−$22.9K −$6.12/SF
NOI
$53.5K $14.27/SF
Area
Ocean County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$1,069,060
Cap Rate 7%
$763,614
Cap Rate 9%
$593,922
Alternative Uses
Best Use
Retail
$763.6K
$668.2K – $890.9K
NOI $53,453 @ 7.0% cap · market cap 4.45%
Second Best
Warehouse
$729.2K
$638.0K – $850.7K
NOI $51,042 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$977.9K
$855.7K – $1.14M
NOI $68,453 @ 7.0% cap · market cap 5.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
212
Businesses Nearby
Explore this area
Business Placement
Demographics for 08087, NJ
25,191
Population
12,982
Households
1.9
Avg Household Size
49
Median Age
28%
College-Educated
94%
High-School Grad
70.1 sq mi
ZIP Area
359
Density / Sq Mi
$87,449
Median Household Income
$47,779
Median Earnings
$1,760
Median Rent
$323,500
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?
Mixed-use property - General Business zoning supports a mix of retail, warehouse, residential, and other commercial uses.
Where is this mixed-use property located?
The property is located at 585 Route 9 Little Egg Harbor, NJ.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2.27‑acre mixed‑use property in Little Egg Harbor; General Business (GB) zoning with 32 permitted uses and 13 conditional uses; 1,500‑square‑foot retail area with a two‑bedroom apartment above
