Corner Storefront
For Sale
$399,000
100 S Broadway, South Amboy, NJ 08879
Commercially zoned corner building with rear parking near South Amboy’s NJ Transit station and ferry service to Manhattan.
Property Size1,104 SF
Price / SF$361.41
Days on Market178
Property Features for 100 S Broadway
General Information
Standard status
Active
Size
1,104 SF
Taxes and HOA fees
Annual Taxes
$5,580
Listing Agency:
BHHS FOX & ROACH REALTORS
Listed By:
JOSHUA WOLF
Source:
Exprealty
Added: Mar 6
Changed: Aug 30
Last Checked: Aug 31 at 12:27AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BHHS FOX & ROACH REALTORS
Investment Insights
Based on property information with market context.
This commercial storefront occupies a corner position at 100 S Broadway in South Amboy, with strong street exposure and a private parking area behind the building. The property was previously used as a neighborhood bar and is offered in a condition suited to renovation or repositioning. Commercial zoning is in place, with permitted uses subject to buyer verification.
The building is located 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 connections include the Garden State Parkway, Route 35, and the Outerbridge Crossing. The surrounding downtown and waterfront areas are undergoing new residential development and continued investment, providing context for a range of potential storefront, hospitality, retail, office, or service-oriented uses.
The building is located 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 connections include the Garden State Parkway, Route 35, and the Outerbridge Crossing. The surrounding downtown and waterfront areas are undergoing new residential development and continued investment, providing context for a range of potential storefront, hospitality, retail, office, or service-oriented uses.
Key Highlights
- Corner storefront at 100 S Broadway with private rear parking
- Two blocks from the NJ Transit train station
- Approximately a three‑minute drive to the South Amboy ferry terminal
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
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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Similar Off Market Nearby
- Jacqueline's Florist & Gifts — 369 Bordentown Ave, South Amboy, NJ 08879
- Just Dream — 112 N Broadway, South Amboy, NJ 08879
- Eden Farm Fresh
- Midtown Florist — 113 N Broadway, South Amboy, NJ 08879
Frequently Asked Questions
What type of property is this?
Storefront property - Commercially zoned corner building with rear parking near South Amboy’s NJ Transit station and ferry service to Manhattan.
Where is this storefront property located?
The property is located at 100 S Broadway 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 at 100 S Broadway with private rear parking; Two blocks from the NJ Transit train station; Approximately a three‑minute drive to the South Amboy ferry terminal
