Two-Building Mixed-Use
New
For Sale
$650,000
78 1st St, Keyport, NJ 07735
Fully occupied mixed-use asset with retail, office, and residential space in an as-is offering.
Property Size3,787 SF
Price / SF$171.64
Days on Market1
Property Features for 78 1st St
General Information
Standard status
Active
Size
3,787 SF
Building Details
Year Built
1920
Listing Agency:
Better Homes and Gardens Real Estate Murphy & Co.
Listed By:
Valli Morano
(732) 741-3030
Source:
Mynewjerseyrealestate
Added: Sep 8
Last Checked: Sep 8 at 2:31PM
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 Better Homes and Gardens Real Estate Murphy & Co.
Investment Insights
Based on property information with market context.
This mixed-use property includes two buildings and three income-producing units. The commercial component provides approximately 850 square feet configured for retail or office use, with a three-bedroom apartment located above. A separate Colonial-style residence of approximately 2,500 square feet includes five bedrooms, living and dining rooms, a fireplace, and a basement.
Built in 1920, the property is currently fully rented and offered in as-is condition. No leases are in place. The address is 78 1st St in Keyport, New Jersey, placing the asset within a setting described as having restaurants, shops, antiques, waterfront entertainment, and other local amenities.
Built in 1920, the property is currently fully rented and offered in as-is condition. No leases are in place. The address is 78 1st St in Keyport, New Jersey, placing the asset within a setting described as having restaurants, shops, antiques, waterfront entertainment, and other local amenities.
Key Highlights
- Two buildings containing three income‑producing units
- Approximately 850 SF of retail or office space
- Three‑bedroom apartment positioned above the commercial 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
$58,236
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
8.96%
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%
$1,164,720
$1.2M
Cap Rate 7%
$831,943
$831.9K
Cap Rate 9%
$647,067
$647.1K
Market Conditions
NOI Build-Up for 3,787 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
$113.6K $30.00/SF
− Vacancy
−$7.7K −$2.04/SF
EGI
$105.9K $27.96/SF
− OpEx
−$47.6K −$12.58/SF
NOI
$58.2K $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%
$1,164,720
Cap Rate 7%
$831,943
Cap Rate 9%
$647,067
Alternative Uses
Best Use
Apartment 5plus
$831.9K
$728.0K – $970.6K
NOI $58,236 @ 7.0% cap · market cap 8.96%
Second Best
Retail
$772.2K
$675.7K – $900.9K
NOI $54,053 @ 7.0% cap · market cap 8.32%
Theoretical Best
Office A
$988.9K
$865.3K – $1.15M
NOI $69,220 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
Explore this area
Business Placement
Demographics for 07735, NJ
18,652
Population
8,411
Households
2.2
Avg Household Size
42
Median Age
33%
College-Educated
92%
High-School Grad
4.9 sq mi
ZIP Area
3,807
Density / Sq Mi
$98,760
Median Household Income
$57,988
Median Earnings
$1,520
Median Rent
$384,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied mixed-use asset with retail, office, and residential space in an as-is offering.
Where is this mixed-use property located?
The property is located at 78 1st St Keyport, NJ.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two buildings containing three income‑producing units; Approximately 850 SF of retail or office space; Three‑bedroom apartment positioned above the commercial space
