Retail Space in Sayreville,
For Sale
$179,900
3121 Bordentown Avenue, Sayreville, NJ 08872
Business Opportunity, Sayreville, NJ
Property Size616 SF
Price / SF$292.05
Days on Market316
Property Features for 3121 Bordentown Avenue
General Information
Property type
Residential
Property subtype
Retail
Directions
Gps
Standard status
Active
Size
616 SF
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Wall Unit(s)
Water source
Public
Listing Agency:
J.J. ELEK REALTY CO.
(732) 634-9100
Listed By:
Joseph Devizio · License #0568876
(732) 596-2118
Added: Oct 13, 2025
Changed: Aug 19
Last Checked: Aug 24 at 4:06AM
MLS# 2605710R
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 retail space is available for sale in Sayreville, New Jersey. The property offers 616 square feet of space. It is located in Middlesex County.
Key Highlights
- Forced air heating for comfortable living.
- Public water source ensures reliable access.
- Public sewer connected.
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
$8,792
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
4.89%
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%
$175,840
$175.8K
Cap Rate 7%
$125,600
$125.6K
Cap Rate 9%
$97,689
$97.7K
Market Conditions
NOI Build-Up for 616 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
$13.3K $21.60/SF
− Vacancy
−$745 −$1.21/SF
EGI
$12.6K $20.39/SF
− OpEx
−$3.8K −$6.12/SF
NOI
$8.8K $14.27/SF
Area
Middlesex County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$175,840
Cap Rate 7%
$125,600
Cap Rate 9%
$97,689
Alternative Uses
Best Use
Retail
$125.6K
$109.9K – $146.5K
NOI $8,792 @ 7.0% cap · market cap 4.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$160.8K
$140.7K – $187.7K
NOI $11,259 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
Explore this area
Business Placement
Demographics for 08872, NJ
20,351
Population
7,837
Households
2.6
Avg Household Size
39
Median Age
36%
College-Educated
90%
High-School Grad
9.5 sq mi
ZIP Area
2,142
Density / Sq Mi
$97,204
Median Household Income
$50,654
Median Earnings
$1,594
Median Rent
$404,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space available for sale in Sayreville, New Jersey.
Where is this retail space located?
The property is located at 3121 Bordentown Avenue Sayreville, NJ.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Forced air heating for comfortable living.; Public water source ensures reliable access.; Public sewer connected.
