Duplex with High-Clearance
For Sale
$950,000
141 Dunbar Avenue, Fords, NJ 08863
Residential Income, Fords, NJ
Property Size2,063 SF
Lot Size0.26 Acres
Price / SF$460.49
Days on Market310
Property Features for 141 Dunbar Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-10
Zoning description
Conform to Zoning
Bathrooms
2
Full bathrooms
2
Rooms
Dining Room, Bathroom 1, Bathroom 2
Parking features
Garage, Oversize
Window features
Screens
Patio and Porch features
Porch
Interior features
Unit 1(Dining Room, 2 Bedrooms, Kitchen, 1 Bath, Living Room), Unit 2(Dining Room, 2 Bedrooms, Kitchen, 1 Bath, Living Room)
Exterior features
Porch(es) - Enclosed, Porch(es) - Open, Screen/Storm Window, Door(s)-Storm/Screen, Sidewalk, Fencing/Wall, Storage Shed, Yard, Porch, Shades Some, Private Entrance, Screens/Storms, Storage Area-Private
Fencing
Fenced
Accessibility
Accessible Approach with Ramp
Appliances
Water Heater(Electric), Water Heater, Unit 1(Dryer, Range/Oven, Refrigerator, Washer), Unit 2(Dryer, Range/Oven, Refrigerator, Washer)
Lot features
Near Shopping, Near Train, Interior Lot, Near Public Transit
Elementary school district
Woodbridge Township School Dis
Middle school district
Woodbridge Township School Dis
High school district
Woodbridge Township School Dis
Directions
Address: 141 Dunbar Ave, Fords, NJ 08863 Close to: GS Parkway, NJ Turnpike, Rt. 1, Rt. 9 and Rt 287.
Standard status
Active
APN
25001750600281
Size
2,063 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
14774
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard, Zoned
Cooling system
Wall Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1963
Floors in Building
2
Building materials
Brick Veneer, Vinyl Siding
Roof type
Asphalt
Additional Structures
Storage
Listing Agency:
REALMART REALTY LLC
(888) 362-6543
Listed By:
Qizhan Jack Yao · License #0902217
(732) 727-2280
Added: Oct 24, 2025
Changed: Aug 19
Last Checked: Aug 29 at 1:06AM
MLS# 2606445R
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.
This duplex property includes two residential units, each arranged with two bedrooms, a kitchen, dining room, living room, and one bathroom. The front residence is complemented by a substantial rear accessory structure with open interior space and approximately 14-foot ceilings. The building reflects its history as a late-19th-century barrel factory and provides room for storage, workshop, studio, collecting, or hobby activities. Total property size is 2,063 square feet on 0.2583 acres, with R-10 zoning.
Exterior features include enclosed and open porches, a fenced yard, private storage areas, a storage shed, and an oversized garage. Public water and sewer serve the property. Major transportation routes identified nearby include the Garden State Parkway, New Jersey Turnpike, Route 1, Route 9, and Route 287.
Exterior features include enclosed and open porches, a fenced yard, private storage areas, a storage shed, and an oversized garage. Public water and sewer serve the property. Major transportation routes identified nearby include the Garden State Parkway, New Jersey Turnpike, Route 1, Route 9, and Route 287.
Key Highlights
- Two‑family layout with two bedrooms and one bathroom in each unit
- Rear accessory structure with approximately 14‑foot ceilings and open flex space
- Former late‑19th‑century barrel factory with industrial character
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
$34,527
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
3.63%
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%
$690,540
$690.5K
Cap Rate 7%
$493,243
$493.2K
Cap Rate 9%
$383,633
$383.6K
Market Conditions
NOI Build-Up for 2,063 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
$52.7K $25.56/SF
− Vacancy
−$3.4K −$1.65/SF
EGI
$49.3K $23.91/SF
− OpEx
−$14.8K −$7.17/SF
NOI
$34.5K $16.74/SF
Area
Middlesex County, NJ
Vacancy
6.46%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
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%
$690,540
Cap Rate 7%
$493,243
Cap Rate 9%
$383,633
Alternative Uses
Best Use
Multifamily LT 5
$493.2K
$431.6K – $575.5K
NOI $34,527 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$453.2K
$396.6K – $528.8K
NOI $31,725 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$538.7K
$471.4K – $628.5K
NOI $37,708 @ 7.0% cap · market cap 3.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
407
Businesses Nearby
Explore this area
Business Placement
Demographics for 08863, NJ
12,939
Population
4,770
Households
2.7
Avg Household Size
40
Median Age
39%
College-Educated
91%
High-School Grad
1.7 sq mi
ZIP Area
7,611
Density / Sq Mi
$116,250
Median Household Income
$61,018
Median Earnings
$1,976
Median Rent
$414,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units are paired with a rear accessory structure offering open flex space and approximately 14-foot ceilings.
Where is this duplex located?
The property is located at 141 Dunbar Avenue Fords, NJ.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Two‑family layout with two bedrooms and one bathroom in each unit; Rear accessory structure with approximately 14‑foot ceilings and open flex space; Former late‑19th‑century barrel factory with industrial character
