Two-Story Highway Commercial
For Sale
Under Contract
$639,900
729 State Route 18, East Brunswick, NJ 08816
COMMERCIAL - East Brunswick, NJ
Property Size1,612 SF
Lot Size0.13 Acres
Price / SF$396.96
Days on Market210
Property Features for 729 State Route 18
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HC1
Parking
10
Lot features
Near Public Transit, Near Shopping, Commercial Area, Highway Commercial
Standard status
Active Under Contract
APN
0400131040002801
Size
1,612 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9899
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
private offices
conference/open spaces
restroom
full bathroom
display windows
Building Details
Year built
1951
Floors in Building
2
Listing Agency:
RE/MAX FIRST REALTY, INC. · RE/MAX International
(732) 257-3500
Listed By:
Felix Diaz · License #674185
(732) 257-3500
Added: Jan 13
Changed: Aug 4
Last Checked: Aug 11 at 8:06AM
MLS# 2609570R
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 two-story office building includes an array of private offices, conference and open spaces, and restroom facilities. The lower level basement is fully sprinklered and includes a full bathroom, supporting flexible use of the additional space.
The property is located on State Route 18 and offers abundant windows suitable for company advertising and branding. It is zoned HC1 Highway Commercial, with many permitted uses listed as including retail or service, professional occupations, and office uses such as insurance, broker, and bookkeeper.
A wide parking lot directly behind the building accommodates approximately 10 vehicles, providing dedicated on-site parking for staff and visitors.
The property is located on State Route 18 and offers abundant windows suitable for company advertising and branding. It is zoned HC1 Highway Commercial, with many permitted uses listed as including retail or service, professional occupations, and office uses such as insurance, broker, and bookkeeper.
A wide parking lot directly behind the building accommodates approximately 10 vehicles, providing dedicated on-site parking for staff and visitors.
Key Highlights
- High‑traffic location on Route 18 with over 60,000 vehicles passing daily.
- Highway Commercial zoning allows for a wide range of business uses (retail, service, professional offices, studios).
- Two‑level building with private offices, conference/open spaces, and restrooms.
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
$24,664
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
3.85%
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%
$493,280
$493.3K
Cap Rate 7%
$352,343
$352.3K
Cap Rate 9%
$274,044
$274.0K
Market Conditions
NOI Build-Up for 1,612 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
$48.4K $30.00/SF
− Vacancy
−$15.5K −$9.60/SF
EGI
$32.9K $20.40/SF
− OpEx
−$8.2K −$5.10/SF
NOI
$24.7K $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%
$493,280
Cap Rate 7%
$352,343
Cap Rate 9%
$274,044
Alternative Uses
Best Use
Office B
$352.3K
$308.3K – $411.1K
NOI $24,664 @ 7.0% cap · market cap 3.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$420.9K
$368.3K – $491.1K
NOI $29,465 @ 7.0% cap · market cap 4.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
338
Businesses Nearby
Explore this area
Business Placement
Demographics for 08816, NJ
48,729
Population
17,242
Households
2.8
Avg Household Size
42
Median Age
58%
College-Educated
94%
High-School Grad
20.2 sq mi
ZIP Area
2,412
Density / Sq Mi
$141,731
Median Household Income
$71,111
Median Earnings
$2,079
Median Rent
$502,600
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?
Office units - Two-level office building with private offices, conference/open space, restrooms, and a fully sprinklered basement.
Where is this office units located?
The property is located at 729 State Route 18 East Brunswick, NJ.
What is the asking price?
The asking price for this property is $639,900.
What are key features of this property?
This property features: High‑traffic location on Route 18 with over 60,000 vehicles passing daily.; Highway Commercial zoning allows for a wide range of business uses (retail, service, professional offices, studios).; Two‑level building with private offices, conference/open spaces, and restrooms.
