Mixed-Use Building with Retail
For Sale
$600,000
128 Broadway S, South Amboy, NJ 08879
Commercial Sale, South Amboy, NJ
Property Size2,484 SF
Lot Size0.07 Acres
Price / SF$241.55
Days on Market201
Property Features for 128 Broadway S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B1
Parking features
On Street
Lot features
Near Train, Business District, Commercial Area
Directions
South Broadway
Standard status
Active
APN
2000044000000026
Size
2,484 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
6418
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard
Water source
Public
Amenities
private fenced yard
Building Details
Year built
1914
Floors in Building
2
Flooring type
Wood, Laminate, Tile - Ceramic
Building materials
Brick, Vinyl Siding
Roof type
Asphalt
Listing Agency:
FOX & FOXX REALTY, LLC
(732) 486-3444
Listed By:
Veronica Hary
(732) 642-9093
Added: Mar 11
Changed: Sep 13
Last Checked: Sep 27 at 5:06PM
MLS# 2611097R
Copyright © 2026 All Jersey 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.
Built in 1914, this 2484-square-foot mixed-use property combines a commercial storefront with an attached residential component. The retail area includes two rooms and a half bathroom, while the rear house provides five bedrooms, one full bathroom, and one half bathroom. A private fenced yard serves the residential portion. Brick and vinyl siding complement ceramic tile, laminate, and wood flooring. The building uses hot-water baseboard heating and has an asphalt roof.
The property occupies 0.0666 acres at 128 Broadway S in South Amboy, NJ. It is zoned B1 and connected to public water and public sewer, with on-street parking. The location is near a train station, ferry service with direct access to NYC, restaurants, shops, and highways. The property is fully rented.
The property occupies 0.0666 acres at 128 Broadway S in South Amboy, NJ. It is zoned B1 and connected to public water and public sewer, with on-street parking. The location is near a train station, ferry service with direct access to NYC, restaurants, shops, and highways. The property is fully rented.
Key Highlights
- 2484 square feet on a 0.0666‑acre lot
- Front retail area with 2 rooms and a half bathroom
- Rear house includes 5 bedrooms, 1 full bathroom, and 1 half bathroom
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
$38,199
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
6.37%
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%
$763,980
$764.0K
Cap Rate 7%
$545,700
$545.7K
Cap Rate 9%
$424,433
$424.4K
Market Conditions
NOI Build-Up for 2,484 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
$74.5K $30.00/SF
− Vacancy
−$5.1K −$2.04/SF
EGI
$69.5K $27.96/SF
− OpEx
−$31.3K −$12.58/SF
NOI
$38.2K $15.38/SF
Area
Middlesex 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%
$763,980
Cap Rate 7%
$545,700
Cap Rate 9%
$424,433
Alternative Uses
Best Use
Apartment 5plus
$545.7K
$477.5K – $636.7K
NOI $38,199 @ 7.0% cap · market cap 6.37%
Second Best
Retail
$506.5K
$443.2K – $590.9K
NOI $35,455 @ 7.0% cap · market cap 5.91%
Theoretical Best
Office A
$648.6K
$567.6K – $756.7K
NOI $45,404 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
510
Businesses Nearby
Explore this area
Business Placement
Demographics for 08879, NJ
22,965
Population
9,737
Households
2.4
Avg Household Size
42
Median Age
32%
College-Educated
89%
High-School Grad
7.1 sq mi
ZIP Area
3,235
Density / Sq Mi
$98,000
Median Household Income
$57,998
Median Earnings
$1,633
Median Rent
$377,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use layout pairs a front retail space with a rear five-bedroom house and private fenced yard.
Where is this mixed-use property located?
The property is located at 128 Broadway S South Amboy, NJ.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 2484 square feet on a 0.0666‑acre lot; Front retail area with 2 rooms and a half bathroom; Rear house includes 5 bedrooms, 1 full bathroom, and 1 half bathroom
