Renovated Office Building with
New
For Sale
$299,000
935 RADIO ROAD, Little Egg Harbor Twp, NJ 08087
Two-story office property with flexible rooms, attached storage, dedicated parking, and a prominent illuminated roadside sign.
Property Size1,300 SF
Price / SF$230
Days on Market6
Property Features for 935 RADIO ROAD
General Information
Standard status
Active
Size
1,300 SF
Property subtype
Commercial
Building Details
Year Built
1962
Listing Agency:
Garabedian Realty Group, LLC
(609) 494-8400
Listed By:
Matthew Garabedian
(609) 494-8400
Source:
Cummingsrealtors
Added: Aug 5
Changed: Aug 10
Last Checked: Aug 9 at 5:14PM
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 Garabedian Realty Group, LLC
Investment Insights
Based on property information with market context.
This renovated two-story office building at 935 Radio Road includes a reception area, a large multipurpose room, four private office or conference rooms, two bathrooms, and attached storage. Improvements include new siding, windows, flooring, interior trim, paint, electrical systems, bathrooms, and water heater. Custom first-floor furnishings are included.
The property occupies a triple commercial lot with more than 180 feet of frontage along Radio Road and 18 dedicated parking spaces. An illuminated sign provides an additional on-site identification feature. The parcel may also support subdivision into three commercial lots, each with 60 ft. of frontage, subject to buyer due diligence. The existing building may be relocated or removed as part of that option.
The property occupies a triple commercial lot with more than 180 feet of frontage along Radio Road and 18 dedicated parking spaces. An illuminated sign provides an additional on-site identification feature. The parcel may also support subdivision into three commercial lots, each with 60 ft. of frontage, subject to buyer due diligence. The existing building may be relocated or removed as part of that option.
Key Highlights
- Over 180 feet of frontage on Radio Road
- Triple commercial lot with potential for three 60 ft. frontage lots
- 18 dedicated parking spaces
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
$19,890
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
6.65%
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%
$397,800
$397.8K
Cap Rate 7%
$284,143
$284.1K
Cap Rate 9%
$221,000
$221.0K
Market Conditions
NOI Build-Up for 1,300 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
$39.0K $30.00/SF
− Vacancy
−$12.5K −$9.60/SF
EGI
$26.5K $20.40/SF
− OpEx
−$6.6K −$5.10/SF
NOI
$19.9K $15.30/SF
Area
Ocean 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%
$397,800
Cap Rate 7%
$284,143
Cap Rate 9%
$221,000
Alternative Uses
Best Use
Office B
$284.1K
$248.6K – $331.5K
NOI $19,890 @ 7.0% cap · market cap 6.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$339.5K
$297.0K – $396.0K
NOI $23,762 @ 7.0% cap · market cap 7.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
42
Businesses Nearby
Explore this area
Business Placement
Demographics for 08087, NJ
25,191
Population
12,982
Households
1.9
Avg Household Size
49
Median Age
28%
College-Educated
94%
High-School Grad
70.1 sq mi
ZIP Area
359
Density / Sq Mi
$87,449
Median Household Income
$47,779
Median Earnings
$1,760
Median Rent
$323,500
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?
Office building - Two-story office property with flexible rooms, attached storage, dedicated parking, and a prominent illuminated roadside sign.
Where is this office building located?
The property is located at 935 RADIO ROAD Little Egg Harbor Twp, NJ.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Over 180 feet of frontage on Radio Road; Triple commercial lot with potential for three 60 ft. frontage lots; 18 dedicated parking spaces
