Medical Office with Exam
For Sale
$475,000
Pending
82 W Main Street, Freehold, NJ 07728
Commercial Sale, Freehold, NJ
Property Size1,561 SF
Lot Size0.26 Acres
Days on Market1140
Property Features for 82 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Office
Parking
10
Parking features
Off Street, On Street
Basement
Crawl Space
Lot features
Sidewalks
Directions
W. Main St.
Standard status
Pending
APN
16-00080-0000-00003
Size
1,561 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2022
Tax Annual Amount
8054
Utilities
Sewer type
Public Sewer
Heating system
Baseboard
Cooling system
Central Air
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Flooring type
Linoleum
Listing Agency:
RE/MAX Innovation · RE/MAX International
(732) 298-6006
Listed By:
Alzira Farinhas · License #9913826
(732) 259-3522
Added: Jul 27, 2023
Changed: Sep 3
Last Checked: Sep 8 at 6:06PM
MLS# 22320530
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 1,561-square-foot medical office occupies a 0.26-acre property built in 1950. The layout includes a reception area, waiting room, five private examining rooms with individual sinks, three half baths, two kitchens, an X-ray room, an oxygen room, and a private office with its own half bath. A trap door provides access to the basement. Interior features include linoleum flooring, baseboard heat, and central air conditioning.
The property has public water and public sewer service. Parking is available for 10 plus vehicles, with both off-street and on-street parking listed. Access to the parking lot is shared with 84 W Main Street.
The property has public water and public sewer service. Parking is available for 10 plus vehicles, with both off-street and on-street parking listed. Access to the parking lot is shared with 84 W Main Street.
Key Highlights
- 1,561 SF medical office on a 0.26‑acre property
- Five private examining rooms, each with its own sink
- Reception room, waiting room, 3 half baths, and private office with private half bath
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
$23,883
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
5.03%
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%
$477,660
$477.7K
Cap Rate 7%
$341,186
$341.2K
Cap Rate 9%
$265,367
$265.4K
Market Conditions
NOI Build-Up for 1,561 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
$46.8K $30.00/SF
− Vacancy
−$15.0K −$9.60/SF
EGI
$31.8K $20.40/SF
− OpEx
−$8.0K −$5.10/SF
NOI
$23.9K $15.30/SF
Area
Monmouth 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%
$477,660
Cap Rate 7%
$341,186
Cap Rate 9%
$265,367
Alternative Uses
Best Use
Office B
$341.2K
$298.5K – $398.1K
NOI $23,883 @ 7.0% cap · market cap 5.03%
Second Best
Healthcare Medical
$332.0K
$290.5K – $387.4K
NOI $23,243 @ 7.0% cap · market cap 4.89%
Theoretical Best
Office A
$407.6K
$356.7K – $475.6K
NOI $28,533 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,508
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07728, NJ
56,444
Population
21,150
Households
2.7
Avg Household Size
43
Median Age
46%
College-Educated
92%
High-School Grad
49.6 sq mi
ZIP Area
1,138
Density / Sq Mi
$107,042
Median Household Income
$56,824
Median Earnings
$1,941
Median Rent
$490,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Configured dental office with treatment rooms, support areas, private office space, and off-street parking.
Where is this medical office space located?
The property is located at 82 W Main Street Freehold, NJ.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1,561 SF medical office on a 0.26‑acre property; Five private examining rooms, each with its own sink; Reception room, waiting room, 3 half baths, and private office with private half bath
