Two-Unit Office Property with
For Sale
$575,000
305 Amboy Avenue, Woodbridge, NJ 07095
Commercial Sale, Woodbridge, NJ
Property Size1,500 SF
Lot Size0.12 Acres
Price / SF$383.33
Days on Market210
Property Features for 305 Amboy Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Conforming Use, Commercial
Rooms
Basement
Parking features
Paved or Surfaced, Parking Lot, Off Street, Open
Exterior features
Display Window, Outdoor Shower
Fencing
Fenced
Basement
Full, Finished
Lot features
Level, Fenced/ Enclosed Area, Highway Frontage, Sidewalks
Directions
Rt 35 South (Amboy Ave) property on Right. Coming North from South Amboy the property will be on the left.
Standard status
Active
APN
25-00273-0000-00010
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7413
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
private street-level access
large storage/parking yard
Building Details
Year built
1950
Floors in Building
2
Flooring type
Concrete, Vinyl
Building materials
Block, Brick, Concrete
Roof type
Flat
Listing Agency:
Realty One Group Emerge
(732) 477-0200
Listed By:
Dominick Leone
(732) 244-7776
Added: Feb 22
Changed: Sep 13
Last Checked: Sep 20 at 2:06PM
MLS# 22604750
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.
This office property contains two 750-square-foot units totaling 1,500 square feet. Each unit has its own street-level entrance, supporting separate occupancy or a combined business arrangement. The building was constructed in 1950 with block, brick, and concrete materials, vinyl and concrete flooring, forced-air heat, central air, and a flat roof.
A 0.12-acre fenced yard expands the site’s practical utility, with paved open parking and space for equipment storage. The property fronts Rt. 35 in Woodbridge Township’s business district, providing highway exposure and direct street access. Public water and public sewer serve the property, and the building includes a basement, display windows, and an outdoor shower.
A 0.12-acre fenced yard expands the site’s practical utility, with paved open parking and space for equipment storage. The property fronts Rt. 35 in Woodbridge Township’s business district, providing highway exposure and direct street access. Public water and public sewer serve the property, and the building includes a basement, display windows, and an outdoor shower.
Key Highlights
- Two 750 sq. ft. office units with separate street‑level access
- 1,500 total sq. ft. across 2 units
- 0.12‑acre fenced yard for parking or equipment storage
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
$22,950
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
3.99%
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%
$459,000
$459.0K
Cap Rate 7%
$327,857
$327.9K
Cap Rate 9%
$255,000
$255.0K
Market Conditions
NOI Build-Up for 1,500 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
$45.0K $30.00/SF
− Vacancy
−$14.4K −$9.60/SF
EGI
$30.6K $20.40/SF
− OpEx
−$7.7K −$5.10/SF
NOI
$23.0K $15.30/SF
Area
Middlesex County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /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%
$459,000
Cap Rate 7%
$327,857
Cap Rate 9%
$255,000
Alternative Uses
Best Use
Office B
$327.9K
$286.9K – $382.5K
NOI $22,950 @ 7.0% cap · market cap 3.99%
Second Best
Retail
$305.9K
$267.6K – $356.8K
NOI $21,410 @ 7.0% cap · market cap 3.72%
Theoretical Best
Office A
$391.7K
$342.7K – $457.0K
NOI $27,418 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,286
Businesses Nearby
Explore this area
Business Placement
Demographics for 07095, NJ
19,839
Population
8,132
Households
2.4
Avg Household Size
39
Median Age
34%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
4,313
Density / Sq Mi
$99,718
Median Household Income
$56,988
Median Earnings
$2,077
Median Rent
$361,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 units - Two office units provide direct street access, with a fenced yard for parking or equipment storage.
Where is this office units located?
The property is located at 305 Amboy Avenue Woodbridge, NJ.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Two 750 sq. ft. office units with separate street‑level access; 1,500 total sq. ft. across 2 units; 0.12‑acre fenced yard for parking or equipment storage
