Corner Storefront with Rear
For Sale
Under Contract
$399,000
100 S Broadway S, South Amboy, NJ 08879
Commercial Sale, South Amboy, NJ
Property Size1,104 SF
Lot Size0.06 Acres
Price / SF$361.41
Days on Market178
Property Features for 100 S Broadway S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Parking
5
Interior features
Unfinished Interior
Lot features
Near Train, Business District, Level
Directions
GPS 100 S Broadway South Amboy
Standard status
Active Under Contract
APN
2000045000000023
Size
1,104 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
5580
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Radiant
Cooling system
Window Unit(s), Ceiling Fan(s)
Water source
Public
Amenities
private rear parking lot
Building Details
Floors in Building
1
Flooring type
Concrete, Unfinished interior
Building materials
Brick, Stucco
Roof type
Asphalt
Listing Agency:
BHHS FOX & ROACH REALTORS · Berkshire Hathaway HomeServices
(732) 536-1200
Listed By:
Joshua Wolf
(732) 539-4054
Added: Mar 6
Changed: Aug 24
Last Checked: Aug 31 at 8:06AM
MLS# 2611677R
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 corner storefront property in South Amboy has brick and stucco construction, an unfinished interior, concrete flooring, and a private rear parking lot. The building is configured for renovation and is zoned C for commercial use, with permitted uses subject to buyer verification. Heating is provided by hot water and radiant systems, while cooling includes window units and ceiling fans.
The property is positioned two blocks from the NJ Transit train station and approximately a three-minute drive from the South Amboy ferry terminal, which provides direct service to Manhattan. Regional access includes the Garden State Parkway, Route 35, and the Outerbridge Crossing. Public water and sewer serve the property, and the roof is asphalt.
The property is positioned two blocks from the NJ Transit train station and approximately a three-minute drive from the South Amboy ferry terminal, which provides direct service to Manhattan. Regional access includes the Garden State Parkway, Route 35, and the Outerbridge Crossing. Public water and sewer serve the property, and the roof is asphalt.
Key Highlights
- Corner storefront property with private rear parking lot
- Zoned C for commercial use; buyer to verify permitted uses
- Two blocks from the NJ Transit train station
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
$16,883
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
4.23%
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%
$337,660
$337.7K
Cap Rate 7%
$241,186
$241.2K
Cap Rate 9%
$187,589
$187.6K
Market Conditions
NOI Build-Up for 1,104 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
$23.8K $21.60/SF
− Vacancy
−$1.3K −$1.21/SF
EGI
$22.5K $20.39/SF
− OpEx
−$5.6K −$5.10/SF
NOI
$16.9K $15.29/SF
Area
Middlesex County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$337,660
Cap Rate 7%
$241,186
Cap Rate 9%
$187,589
Alternative Uses
Best Use
Specialty Retail
$241.2K
$211.0K – $281.4K
NOI $16,883 @ 7.0% cap · market cap 4.23%
Second Best
Retail
$225.1K
$197.0K – $262.6K
NOI $15,758 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$288.3K
$252.2K – $336.3K
NOI $20,179 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
510
Businesses Nearby
Balanced
Demand for This Use
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 Retail in Northeast region
Questions? Ask Rey
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- Midtown Florist — 113 N Broadway, South Amboy, NJ 08879
Frequently Asked Questions
What type of property is this?
Storefront property - Brick-and-stucco commercial space with unfinished interiors, public utilities, and convenient access to downtown transit connections.
Where is this storefront property located?
The property is located at 100 S Broadway S South Amboy, NJ.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Corner storefront property with private rear parking lot; Zoned C for commercial use; buyer to verify permitted uses; Two blocks from the NJ Transit train station
