Five-Unit Mixed-Use
For Sale
$999,999
92 Main Street, Matawan, NJ 07747
Combines residential apartments with commercial space and an attached vacant garage.
Property Size4,413 SF
Price / SF$226.60
Days on Market10
Property Features for 92 Main Street
General Information
Standard status
Active
Size
4,413 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
EXP Realty
Listed By:
Jeffrey Lara
(833) 740-1234
Source:
Actionplusrealty
Added: Jul 31
Changed: Aug 8
Last Checked: Aug 9 at 11:51AM
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 EXP Realty
Investment Insights
Based on property information with market context.
Built in 1900, this 4,413-square-foot mixed-use property contains five units: two three-bedroom apartments and three commercial spaces. One commercial unit is occupied by an established hair salon. Another commercial space, formerly used as a medical school, is expected to become vacant and can accommodate a new tenant or owner-user, subject to approvals. An attached large garage is also vacant and may provide additional rental use.
The property is located at 92 Main Street in downtown Matawan, placing its commercial component along the community’s central business corridor. The existing configuration combines residential and commercial occupancy within one property, with additional space available for future leasing or user needs.
The property is located at 92 Main Street in downtown Matawan, placing its commercial component along the community’s central business corridor. The existing configuration combines residential and commercial occupancy within one property, with additional space available for future leasing or user needs.
Key Highlights
- Five‑unit mixed‑use property with two three‑bedroom apartments and three commercial spaces
- 4,413 square feet on 92 Main Street in downtown Matawan
- One commercial unit occupied by an established hair salon
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
$67,863
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
6.79%
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%
$1,357,260
$1.4M
Cap Rate 7%
$969,471
$969.5K
Cap Rate 9%
$754,033
$754.0K
Market Conditions
NOI Build-Up for 4,413 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
$132.4K $30.00/SF
− Vacancy
−$9.0K −$2.04/SF
EGI
$123.4K $27.96/SF
− OpEx
−$55.5K −$12.58/SF
NOI
$67.9K $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%
$1,357,260
Cap Rate 7%
$969,471
Cap Rate 9%
$754,033
Alternative Uses
Best Use
Apartment 5plus
$969.5K
$848.3K – $1.13M
NOI $67,863 @ 7.0% cap · market cap 6.79%
Second Best
Office B
$964.6K
$844.0K – $1.13M
NOI $67,519 @ 7.0% cap · market cap 6.75%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,663 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
827
Businesses Nearby
Explore this area
Business Placement
Demographics for 07747, NJ
31,915
Population
13,134
Households
2.4
Avg Household Size
43
Median Age
51%
College-Educated
96%
High-School Grad
12.8 sq mi
ZIP Area
2,493
Density / Sq Mi
$124,896
Median Household Income
$61,503
Median Earnings
$1,840
Median Rent
$464,100
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?
Mixed-use property - Combines residential apartments with commercial space and an attached vacant garage.
Where is this mixed-use property located?
The property is located at 92 Main Street Matawan, NJ.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Five‑unit mixed‑use property with two three‑bedroom apartments and three commercial spaces; 4,413 square feet on 92 Main Street in downtown Matawan; One commercial unit occupied by an established hair salon
