Renovated Commercial Building Near
For Sale
$799,000
Pending
80 Mill St, Newton, NJ 07860
Versatile, renovated commercial building with parking near Newton center.
Property Size4,000 SF
Lot Size0.60 Acres
Days on Market194
Property Features for 80 Mill St
General Information
Standard status
Pending
Size
4,000 SF
Lot size
0.60 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$20,095
Building Details
Building Size
4,000 SF
Year Built
1938
Stories
1
Units
2
Listing Agency:
KISTLE REALTY, LLC.
Listed By:
DEBRA KISTLE · License #293810
(973) 250-3299
Source:
Elliman
Added: Mar 10
Changed: Sep 18
Last Checked: Sep 19 at 9:23AM
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 KISTLE REALTY, LLC.
Investment Insights
Based on property information with market context.
This updated, single-story commercial building offers over 3,400 sq ft of space and is located one block from the center of Newton. The property has been recently renovated and features multiple exterior doors, allowing for flexible use configurations and the possibility of multiple units. There are 26 dedicated parking spaces. The interior includes two reception areas, waiting rooms, multiple private offices, treatment or conference rooms, a large open room that can be divided, and a kitchen area. The layout supports a wide range of professional, medical, or commercial uses. The building is handicapped accessible and includes two bathrooms, public water/sewer, and natural gas services. Exterior signage provides visibility on a well-traveled street. An additional building in the rear offers possibilities for storage or refurbishment into another functional office, professional space, or medical facility. The property is suitable for office, retail, or medical purposes.
Key Highlights
- Updated, over 3,400 sq ft single‑story commercial building.
- 26 dedicated parking spaces.
- Multiple exterior doors allow flexible use and multiple units.
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
$52,020
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
6.51%
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%
$1,040,400
$1.0M
Cap Rate 7%
$743,143
$743.1K
Cap Rate 9%
$578,000
$578.0K
Market Conditions
NOI Build-Up for 3,400 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
$102.0K $30.00/SF
− Vacancy
−$32.6K −$9.60/SF
EGI
$69.4K $20.40/SF
− OpEx
−$17.3K −$5.10/SF
NOI
$52.0K $15.30/SF
Area
Sussex 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%
$1,040,400
Cap Rate 7%
$743,143
Cap Rate 9%
$578,000
Alternative Uses
Best Use
Office B
$743.1K
$650.3K – $867.0K
NOI $52,020 @ 7.0% cap · market cap 6.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$887.8K
$776.8K – $1.04M
NOI $62,147 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
947
Businesses Nearby
Explore this area
Business Placement
Demographics for 07860, NJ
25,704
Population
11,473
Households
2.2
Avg Household Size
46
Median Age
40%
College-Educated
95%
High-School Grad
100.2 sq mi
ZIP Area
257
Density / Sq Mi
$104,113
Median Household Income
$53,509
Median Earnings
$1,437
Median Rent
$336,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Versatile, renovated commercial building with parking near Newton center.
Where is this office building located?
The property is located at 80 Mill St Newton, NJ.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Updated, over 3,400 sq ft single‑story commercial building.; 26 dedicated parking spaces.; Multiple exterior doors allow flexible use and multiple units.
