Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Route 10 Commercial Investment Opportunity Title is generated by Realmo AI

    860 State Route 10, Randolph, NJ 07869

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $899,000

    Fully leased commercial building with residential unit on Route 10.

    Type:Commercial
    Lot size:
    1.06 Acres
    Added:
    Dec 5, 2025
    Days on Market:
    167
    Last Refresh:
    Apr 5 at 9:06 pm

    Property Features for 860 State Route 10

    General Information

    Standard status
    Active
    Lot size
    1.06 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1955

    We can help!

    Listing Contact
    GINA MELEO

    Listing agent GINA MELEO

    Listing office NEST SEEKERS NEW JERSEY LLC

    Listing date Dec 5, 2025

    Source Corcoran

    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 NEST SEEKERS NEW JERSEY LLC

    HighLights

    • High‑visibility location on heavily trafficked Route 10 West.
    • Fully leased commercial office suites plus one residential unit providing diversified revenue.
    • Strong income and steady cash flow, ideal for investors.
    • Remarkably low property taxes (under $9,000).
    • Zoned OL, offering flexibility for future use.
    • Turnkey, stabilized property in a strong commercial corridor.

    Overview

    This free-standing commercial building presents an investment opportunity, offering income and stability. Located on Route 10 West, the well-maintained property features four fully leased commercial office suites and one occupied residential unit, providing diversified revenue. The property is zoned OL within the Existing Community Zone / Environmentally Constrained Subzone, offering flexibility for future use within the established guidelines. The building is serviced by city water and septic. The property has low taxes (under $9,000) and steady cash flow, making it suitable for investors seeking a turnkey addition to their portfolio.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Randolph
    County
    Morris
    State
    New Jersey
    Longitude
    -74.6006
    Latitude
    40.8581

    Nearby Similar for Sale

    • $495,000

      Commercial Property on Route 10

      Commercial property suitable for retail, office, bank, or restaurant.
      86 Route 10, Randolph Twp., NJ 07869
      View Details
    • $249,000
      15,855 SF

      Randolph Office Space For Sale

      Pristine office space in Randolph, NJ with flexible layout.
      10 W HANOVER AVE Suite 106, Randolph Twp., NJ 07869
      View Details
    • $1,600,000
      6,600 SF

      Inviting Medical/Professional Office Space

      Office space with natural light, suitable for medical or professional.
      236 Millbrook Ave, Randolph Twp., NJ 07869
      View Details
    • $150,000

      Established Play Cafe Business Opportunity

      Thriving play cafe business for sale in Randolph Township, NJ.
      1171 Sussex, Randolph Township, NJ 07869
      View Details
    • Contact for pricing
      11,730 SF

      Randolph Retail Opportunity on Route 10

      11,730 SF retail building on Route 10 for sale.
      400 State Route 10, Randolph, NJ
      View Details

    FAQs

    What type of property is this?
    Office units - Fully leased commercial building with residential unit on Route 10.
    Where is this office units located?
    The property is located at 860 State Route 10 Randolph, NJ.
    What is the asking price?
    The asking price for this property is $899,000.
    What are key features of this property?
    This property features: High‑visibility location on heavily trafficked Route 10 West.; Fully leased commercial office suites plus one residential unit providing diversified revenue.; Strong income and steady cash flow, ideal for investors.
    (908) 386-5542
    We can help!
    Listing Contact
    GINA MELEO
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    860 State Route 10, Randolph Twp., NJ 07869
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!