Brick Two-Family Duplex with
For Sale
$500,000
165 2nd Street, South Amboy, NJ 08879
MULTI_FAMILY - South Amboy, NJ
Property Size1,276 SF
Lot Size0.06 Acres
Price / SF$391.85
Days on Market156
Property Features for 165 2nd Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Conform to Zoning
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 2, Bathroom 1
Patio and Porch features
Porch, Deck
Interior features
Unit 1(2 Bedrooms, Kitchen, 1 Bath, Living Room), Unit 2(1 Bedroom, Kitchen, 1 Bath, Living Room)
Exterior features
Porch(es) - Open, Deck, Sidewalk, Yard
Appliances
Water Heater(Gas), Water Heater, Unit 1(Range/Oven, Refrigerator), Unit 2(Range/Oven, Refrigerator)
Lot features
Near Shopping, Near Train, Near Public Transit
Elementary school district
South Amboy City School Distri
Middle school district
South Amboy City School Distri
High school district
South Amboy City School Distri
Directions
Main St. to Braodway Ave. to 2nd St
Standard status
Active
APN
2000055000000003
Size
1,276 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4172
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Hot Water(Heating)
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1914
Floors in Building
2
Building materials
Brick
Roof type
Asphalt
Listing Agency:
FOX & FOXX REALTY, LLC
(732) 486-3444
Listed By:
Veronica Hary
(732) 738-7501
Added: Mar 11
Changed: Aug 2
Last Checked: Aug 13 at 9:06AM
MLS# 2611049R
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 brick two-family duplex includes two residential units with separate layouts and everyday living spaces. Unit 1 features two bedrooms, one full bathroom, a kitchen, and a living room. Unit 2 features one bedroom, one full bathroom, a kitchen, and a living room. The property includes a basement, porch(es), and a deck, along with a driveway and yard for outdoor space. Heating is provided by baseboard and hot water systems, and cooling is through window unit(s). Appliances include gas and electric water heaters, range/oven and refrigerator for Unit 1, and range/oven and refrigerator for Unit 2. The home is served by public water and public sewer, with an asphalt roof, and was built in 1914.
The property is located at 165 2nd Street in South Amboy, Middlesex County, NJ. It is described as fully rented, and the public remarks cite proximity to downtown, train station, ferry with direct access to NYC, shops, restaurants, and nearby highways.
Set up as a half duplex/one side duplex configuration, this property is designed for separate unit living within a single, compact lot and maintains an exterior presence with sidewalk access and outdoor areas including a yard and deck.
The property is located at 165 2nd Street in South Amboy, Middlesex County, NJ. It is described as fully rented, and the public remarks cite proximity to downtown, train station, ferry with direct access to NYC, shops, restaurants, and nearby highways.
Set up as a half duplex/one side duplex configuration, this property is designed for separate unit living within a single, compact lot and maintains an exterior presence with sidewalk access and outdoor areas including a yard and deck.
Key Highlights
- Two‑family duplex with Unit 1 two bedrooms and Unit 2 one bedroom
- Driveway plus backyard/yard with porch(es) and deck
- Built in 1914 with brick construction and asphalt roof
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
$21,355
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
4.27%
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%
$427,100
$427.1K
Cap Rate 7%
$305,071
$305.1K
Cap Rate 9%
$237,278
$237.3K
Market Conditions
NOI Build-Up for 1,276 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
$32.6K $25.56/SF
− Vacancy
−$2.1K −$1.65/SF
EGI
$30.5K $23.91/SF
− OpEx
−$9.2K −$7.17/SF
NOI
$21.4K $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%
$427,100
Cap Rate 7%
$305,071
Cap Rate 9%
$237,278
Alternative Uses
Best Use
Multifamily LT 5
$305.1K
$266.9K – $355.9K
NOI $21,355 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$280.3K
$245.3K – $327.0K
NOI $19,622 @ 7.0% cap · market cap 3.92%
Theoretical Best
Office A
$333.2K
$291.5K – $388.7K
NOI $23,323 @ 7.0% cap · market cap 4.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
641
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
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 - Well-maintained two-family duplex with two kitchens, separate living spaces, and a driveway plus backyard.
Where is this duplex located?
The property is located at 165 2nd Street South Amboy, NJ.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two‑family duplex with Unit 1 two bedrooms and Unit 2 one bedroom; Driveway plus backyard/yard with porch(es) and deck; Built in 1914 with brick construction and asphalt roof
