Freestanding Restaurant
For Sale
$2,000,000
101 Paterson Street, New Brunswick, NJ 08901
Commercial Sale, New Brunswick, NJ
Property Size4,186 SF
Lot Size0.13 Acres
Price / SF$477.78
Days on Market48
Property Features for 101 Paterson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
10
Parking features
Parking Lot, Offsite
Fireplace
1
Directions
use gps
Standard status
Active
APN
13-00023-01-00010-02
Size
4,186 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
27700
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
private parking
private upstairs party room
Building Details
Year built
1907
Floors in Building
2
Listing Agency:
Signature Realty NJ
Listed By:
Amanda Cruz
(973) 921-1111
Added: Aug 4
Changed: Sep 4
Last Checked: Sep 20 at 4:06PM
MLS# 22623991
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 freestanding restaurant building includes a fully built-out commercial kitchen and bar, a 50-seat bar area, indoor and outdoor seating, and a private upstairs party room. Restaurant equipment owned by the property owner will remain with the building. The offering is for the real estate rather than the operating business, and the current tenants are willing to remain under a longer-term lease. The property is currently occupied under a month-to-month triple-net lease structure.
Located at 101 Paterson Street in New Brunswick, the property is near RWJUH, courthouses, a parking deck, and a train station. The site encompasses 0.13 acres and includes private parking, public water, and public sewer. Constructed in 1907, the building also includes offsite parking availability.
Located at 101 Paterson Street in New Brunswick, the property is near RWJUH, courthouses, a parking deck, and a train station. The site encompasses 0.13 acres and includes private parking, public water, and public sewer. Constructed in 1907, the building also includes offsite parking availability.
Key Highlights
- Fully built‑out restaurant with commercial kitchen and bar
- 50‑seat bar area with indoor and outdoor seating
- Private upstairs party room and private parking
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
$64,016
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
3.20%
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%
$1,280,320
$1.3M
Cap Rate 7%
$914,514
$914.5K
Cap Rate 9%
$711,289
$711.3K
Market Conditions
NOI Build-Up for 4,186 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
$90.4K $21.60/SF
− Vacancy
−$5.1K −$1.21/SF
EGI
$85.4K $20.39/SF
− OpEx
−$21.3K −$5.10/SF
NOI
$64.0K $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%
$1,280,320
Cap Rate 7%
$914,514
Cap Rate 9%
$711,289
Alternative Uses
Best Use
Specialty Retail
$914.5K
$800.2K – $1.07M
NOI $64,016 @ 7.0% cap · market cap 3.20%
Second Best
Industrial
$671.2K
$587.3K – $783.1K
NOI $46,985 @ 7.0% cap · market cap 2.35%
Theoretical Best
Office A
$1.09M
$956.4K – $1.28M
NOI $76,513 @ 7.0% cap · market cap 3.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,574
Businesses Nearby
101k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 41%
Shops & Services 36%
Groceries 11%
Hotels & Casinos 6%
McDonald's
Dining
19,026 visits/mo
0.4 miles
BP
Shops & Services
15,684 visits/mo
0.1 miles
Burger King
Dining
11,655 visits/mo
0.5 miles
Fine Fare
Groceries
10,861 visits/mo
0.5 miles
AutoZone
Shops & Services
10,775 visits/mo
0.4 miles
Demographics for 08901, NJ
56,278
Population
17,071
Households
3.3
Avg Household Size
27
Median Age
24%
College-Educated
66%
High-School Grad
6.3 sq mi
ZIP Area
8,933
Density / Sq Mi
$60,248
Median Household Income
$25,192
Median Earnings
$1,790
Median Rent
$316,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Fully built-out restaurant property with private parking, commercial kitchen, bar, and indoor and outdoor seating.
Where is this conventional restaurant located?
The property is located at 101 Paterson Street New Brunswick, NJ.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Fully built‑out restaurant with commercial kitchen and bar; 50‑seat bar area with indoor and outdoor seating; Private upstairs party room and private parking
