Agricultural Land with Income
For Sale
$1,150,000
763 Hulses Corner Rd, Howell, NJ 07731
6-acre property with agricultural zoning, rental income, and business opportunity.
Property Size2,600 SF
Lot Size5.50 Acres
Price / SF$442.31
Days on Market207
Property Features for 763 Hulses Corner Rd
General Information
Standard status
Active
Size
2,600 SF
Lot size
5.50 Acres
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$81
Listing Agency:
SERHANT. New Jersey LLC
(732) 616-7151
Listed By:
Thomas Marinelli
(732) 616-7151
Source:
Exprealty
Added: Jan 26
Changed: Aug 11
Last Checked: Aug 20 at 11:35AM
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 SERHANT. New Jersey LLC
Investment Insights
Based on property information with market context.
This 6-acre property features a combination of farming/agricultural and residential zoning, presenting a unique opportunity with rental income potential and a landscape design and hardscape company. The sale includes the business revenue/profit, inventory, equipment, rental income from multiple tenants, 6 acres of land, 2,600+ SF of residential and office/garage buildings, and 900+ SF of hoop fabric garages for storage. The property also includes irrigation, septic systems, and two deep wells. The lot includes a residential home that is rented out along with a commercial office and garage and several temporary tent structures used to support the business and the on-site tenants. There is substantial passive income from several business tenants along with the residential tenant included in the sale. The company has over 30 years of experience in Monmouth County serving an affluent residential and commercial client base with large complex landscape/hardscape new installs and maintenance. This is a total turnkey operation requiring no additional investment to continue to prosper and grow and is poised to dramatically expand with addition of new management. Due to the seller's desire to reduce the hours required to operate the business, the company does not advertise and has a limited online presence and no proactive sales team.
Key Highlights
- Turnkey business opportunity: Established, profitable landscape design/hardscape company with 30+ years of experience, equipment, inventory, and real estate included.
- Income‑generating property: Features rental income from residential and commercial tenants, providing substantial passive income.
- Significant growth potential: Untapped market opportunities exist through advertising, expanded services, and proactive sales efforts.
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
$39,983
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
3.48%
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%
$799,660
$799.7K
Cap Rate 7%
$571,186
$571.2K
Cap Rate 9%
$444,256
$444.3K
Market Conditions
NOI Build-Up for 2,600 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
$78.0K $30.00/SF
− Vacancy
−$5.3K −$2.04/SF
EGI
$72.7K $27.96/SF
− OpEx
−$32.7K −$12.58/SF
NOI
$40.0K $15.38/SF
Area
Monmouth County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$799,660
Cap Rate 7%
$571,186
Cap Rate 9%
$444,256
Alternative Uses
Best Use
Apartment 5plus
$571.2K
$499.8K – $666.4K
NOI $39,983 @ 7.0% cap · market cap 3.48%
Second Best
Office B
$568.3K
$497.3K – $663.0K
NOI $39,780 @ 7.0% cap · market cap 3.46%
Theoretical Best
Office A
$678.9K
$594.1K – $792.1K
NOI $47,524 @ 7.0% cap · market cap 4.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Explore this area
Business Placement
Demographics for 07731, NJ
39,677
Population
14,102
Households
2.8
Avg Household Size
40
Median Age
42%
College-Educated
94%
High-School Grad
31.8 sq mi
ZIP Area
1,248
Density / Sq Mi
$130,064
Median Household Income
$57,228
Median Earnings
$2,619
Median Rent
$454,900
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?
Farm - 6-acre property with agricultural zoning, rental income, and business opportunity.
Where is this farm located?
The property is located at 763 Hulses Corner Rd Howell, NJ.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Turnkey business opportunity: Established, profitable landscape design/hardscape company with 30+ years of experience, equipment, inventory, and real estate included.; Income‑generating property: Features rental income from residential and commercial tenants, providing substantial passive income.; Significant growth potential: Untapped market opportunities exist through advertising, expanded services, and proactive sales efforts.
