Two-Unit Duplex with Updated
For Sale
Under Contract
$579,000
158 Gordon Street, Perth Amboy, NJ 08861
Residential Income, Perth Amboy, NJ
Property Size1,598 SF
Lot Size0.05 Acres
Price / SF$362.33
Days on Market76
Property Features for 158 Gordon Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-25
Zoning description
Buyer Should Verify
Bathrooms
2
Full bathrooms
2
Rooms
Family Room, Bathroom 2, Bathroom 1, Den
Patio and Porch features
Porch, Patio
Interior features
Unit 1(2 Bedrooms, Kitchen, 1 Bath, Living Room, Den/Family Room), Unit 2(2 Bedrooms, Kitchen, 1 Bath, Living Room, Den/Family Room)
Exterior features
Patio, Porch
Appliances
Water Heater(See Remarks), Water Heater
Subdivision
Middlesex Land Companys
Lot features
Near Shopping, Near Train
Elementary school district
Perth Amboy City School Distri
Middle school district
Perth Amboy City School Distri
High school district
Perth Amboy City School Distri
Directions
Use Google Maps
Standard status
Active Under Contract
APN
1600044000000003
Size
1,598 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
6978
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Radiant
Cooling system
Window Unit(s), Wall Unit(s)
Water source
Public
Amenities
covered front porch
fenced backyard
patio
storage shed
separate entrances
Building Details
Year built
1920
Floors in Building
3
Building materials
Vinyl Siding
Roof type
Asphalt
Listing Agency:
J.J. ELEK REALTY CO.
(732) 634-9100
Listed By:
Felix Santana · License #307182
(732) 596-2118
Added: Jun 22
Changed: Sep 1
Last Checked: Sep 5 at 11:06AM
MLS# 2617827R
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 1,598-square-foot duplex contains two separate residences, each arranged with two bedrooms, a kitchen, one bathroom, a living room, and a den or family room. Separate entrances provide distinct access to both units. One residence includes newer flooring, recessed lighting, neutral finishes, and a refreshed bathroom. The other features hardwood flooring and a renovated kitchen with stainless steel appliances.
Outdoor improvements include a covered front porch, patio area, fenced rear yard, storage shed, and rear access to the upper unit. Built in 1920, the property has vinyl siding, an asphalt roof, public water, and public sewer. Heating is provided by radiant and baseboard systems, with window and wall unit cooling. The property is located at 158 Gordon Street in Perth Amboy, New Jersey, and is zoned R-25.
Outdoor improvements include a covered front porch, patio area, fenced rear yard, storage shed, and rear access to the upper unit. Built in 1920, the property has vinyl siding, an asphalt roof, public water, and public sewer. Heating is provided by radiant and baseboard systems, with window and wall unit cooling. The property is located at 158 Gordon Street in Perth Amboy, New Jersey, and is zoned R-25.
Key Highlights
- 1,598 SF duplex with two separate residential units
- Each unit includes 2 bedrooms, kitchen, 1 bath, living room, and den/family room
- Separate entrances provide independent access to both residences
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
$26,744
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
4.62%
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%
$534,880
$534.9K
Cap Rate 7%
$382,057
$382.1K
Cap Rate 9%
$297,156
$297.2K
Market Conditions
NOI Build-Up for 1,598 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
$40.8K $25.56/SF
− Vacancy
−$2.6K −$1.65/SF
EGI
$38.2K $23.91/SF
− OpEx
−$11.5K −$7.17/SF
NOI
$26.7K $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%
$534,880
Cap Rate 7%
$382,057
Cap Rate 9%
$297,156
Alternative Uses
Best Use
Multifamily LT 5
$382.1K
$334.3K – $445.7K
NOI $26,744 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$351.1K
$307.2K – $409.6K
NOI $24,574 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$417.3K
$365.1K – $486.8K
NOI $29,209 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,069
Businesses Nearby
Explore this area
Business Placement
Demographics for 08861, NJ
58,039
Population
21,032
Households
2.8
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
5.1 sq mi
ZIP Area
11,380
Density / Sq Mi
$60,464
Median Household Income
$34,093
Median Earnings
$1,623
Median Rent
$340,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Separate entrances, private outdoor space, and public utilities support flexible owner-occupant or investment use.
Where is this duplex located?
The property is located at 158 Gordon Street Perth Amboy, NJ.
What is the asking price?
The asking price for this property is $579,000.
What are key features of this property?
This property features: 1,598 SF duplex with two separate residential units; Each unit includes 2 bedrooms, kitchen, 1 bath, living room, and den/family room; Separate entrances provide independent access to both residences
