Free Standing Office
For Sale
$849,000
Pending
75 E Main St, Rockaway, NJ 07866
2500 sq ft office building with expansion potential.
Property Size2,500 SF
Lot Size0.50 Acres
Days on Market146
Property Features for 75 E Main St
General Information
Standard status
Pending
Size
2,500 SF
Lot size
0.50 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$10,104
Amenities
Central air
Asphalt Shingle Roof
1 Unit Heating
Blacktop Driveway
Central Air Cooling
Forced Hot Air Heating
Level Lot
Lighting
Off-Street Parking
Building Details
Year Built
1968
Listing Agency:
RE/MAX TOWN & VALLEY II
(973) 598-1008
Listed By:
RICK J RUOTOLO
Source:
Corcoran
Added: Apr 14
Changed: Aug 8
Last Checked: Jul 23 at 8:22AM
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 RE/MAX TOWN & VALLEY II
Investment Insights
Based on property information with market context.
This is a 2500 square foot free-standing office building. The solid brick building is located on East Main Street and offers potential for future expansion. Previously a bank, the building includes a working vault in the lower level. Currently used as an engineering office, the property features a 0.5-acre level parking area accommodating approximately 36 cars. It has separate entrances and exits and is situated next to an elementary school. The building is also available for rent.
Key Highlights
- Prime East Main Street location
- 2500 sq ft solid brick free‑standing building**
- Ample parking with space for 36 cars, separate entrance and exit
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
$38,250
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
4.51%
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%
$765,000
$765.0K
Cap Rate 7%
$546,429
$546.4K
Cap Rate 9%
$425,000
$425.0K
Market Conditions
NOI Build-Up for 2,500 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
$75.0K $30.00/SF
− Vacancy
−$24.0K −$9.60/SF
EGI
$51.0K $20.40/SF
− OpEx
−$12.8K −$5.10/SF
NOI
$38.3K $15.30/SF
Area
Morris County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$765,000
Cap Rate 7%
$546,429
Cap Rate 9%
$425,000
Alternative Uses
Best Use
Office B
$546.4K
$478.1K – $637.5K
NOI $38,250 @ 7.0% cap · market cap 4.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$652.8K
$571.2K – $761.6K
NOI $45,696 @ 7.0% cap · market cap 5.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
934
Businesses Nearby
Explore this area
Business Placement
Demographics for 07866, NJ
22,965
Population
8,863
Households
2.6
Avg Household Size
44
Median Age
50%
College-Educated
97%
High-School Grad
23.0 sq mi
ZIP Area
998
Density / Sq Mi
$123,828
Median Household Income
$70,340
Median Earnings
$1,604
Median Rent
$434,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - 2500 sq ft office building with expansion potential.
Where is this office building located?
The property is located at 75 E Main St Rockaway, NJ.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Prime East Main Street location; 2500 sq ft solid brick free‑standing building**; Ample parking with space for 36 cars, separate entrance and exit
