Fully Renovated Office
For Sale
$1,599,999
1017 King Georges Post Road, Edison, NJ 08837
COMMERCIAL - Edison, NJ
Property Size3,900 SF
Lot Size0.31 Acres
Price / SF$410.26
Days on Market113
Property Features for 1017 King Georges Post Road
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
Commercial
Rooms
Basement
Parking
22
Parking features
Parking Lot
Basement
Full
Directions
Take Exit 131 toward Metuchen / Edison Merge onto Route 27 North Continue for approx. 2.5 miles Turn right onto King Georges Post Rd Continue on King Georges Post Rd for approx. 1.5 miles Destination will be on the right: 1017 King Georges Post Rd
Standard status
Active
APN
05-00755-01-00036-01
Size
3,900 SF
Lot size
0.31 Acres
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1952
Floors in Building
2
Listing Agency:
Real Broker, LLC- Red Bank
(855) 653-6723
Listed By:
Paul G Cook
(855) 653-6723
Added: Apr 22
Changed: Aug 4
Last Checked: Aug 12 at 2:06PM
MLS# 22610543
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.
1017 King Georges Post Road is a commercial office building planned for full renovation and delivered in a plain vanilla box. The project includes approximately 2,800 square feet above grade, with space arranged as about 1,400 square feet per floor, plus a full-height basement offering approximately 1,100 square feet of usable area.
The building is located in Edison Township’s Raritan River Revitalization District (RRRD). Planned improvements include a new 22-space parking lot, new concrete access steps, and ADA-compliant upgrades. Those accessibility improvements include a handicap lift servicing the building, with work described as to be completed soon.
With the renovated shell and basement in place, the property is suited for an owner-user or an investor seeking to customize the interior layout for specific operational needs.
The building is located in Edison Township’s Raritan River Revitalization District (RRRD). Planned improvements include a new 22-space parking lot, new concrete access steps, and ADA-compliant upgrades. Those accessibility improvements include a handicap lift servicing the building, with work described as to be completed soon.
With the renovated shell and basement in place, the property is suited for an owner-user or an investor seeking to customize the interior layout for specific operational needs.
Key Highlights
- Under construction commercial building (2022 planned) with full renovation planned and ADA‑compliant upgrades
- Approximately 2,800 SF above grade (1,400 SF per floor) plus a full‑height basement off ~1,100 useable SF
- Located in Edison Township's Raritan River Revitalization District (RRRD)
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
$63,707
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
3.98%
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%
$1,274,140
$1.3M
Cap Rate 7%
$910,100
$910.1K
Cap Rate 9%
$707,856
$707.9K
Market Conditions
NOI Build-Up for 3,900 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
$103.0K $26.40/SF
− Vacancy
−$18.0K −$4.62/SF
EGI
$84.9K $21.78/SF
− OpEx
−$21.2K −$5.44/SF
NOI
$63.7K $16.33/SF
Area
Edison, NJ
Vacancy
17.50%
Lease Rate
$26.40 /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%
$1,274,140
Cap Rate 7%
$910,100
Cap Rate 9%
$707,856
Alternative Uses
Best Use
Office B
$910.1K
$796.3K – $1.06M
NOI $63,707 @ 7.0% cap · market cap 3.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.26M
$1.11M – $1.47M
NOI $88,478 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
774
Businesses Nearby
Explore this area
Business Placement
Demographics for 08837, NJ
18,463
Population
7,670
Households
2.4
Avg Household Size
39
Median Age
52%
College-Educated
94%
High-School Grad
9.1 sq mi
ZIP Area
2,029
Density / Sq Mi
$107,948
Median Household Income
$63,140
Median Earnings
$1,778
Median Rent
$432,500
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 - Renovation-planned office building with two floors, full-height basement, and an ADA lift.
Where is this office building located?
The property is located at 1017 King Georges Post Road Edison, NJ.
What is the asking price?
The asking price for this property is $1,599,999.
What are key features of this property?
This property features: Under construction commercial building (2022 planned) with full renovation planned and ADA‑compliant upgrades; Approximately 2,800 SF above grade (1,400 SF per floor) plus a full‑height basement off ~1,100 useable SF; Located in Edison Township's Raritan River Revitalization District (RRRD)
