Renovated Office Building with
For Sale
$1,599,999
1017 King Georges Post Road, Edison, NJ 08837
Fully renovated office building with two floors, a full-height basement, and planned ADA-compliant access upgrades.
Property Size3,900 SF
Price / SF$410.26
Days on Market147
Property Features for 1017 King Georges Post Road
General Information
Standard status
Active
Size
3,900 SF
Total Parking Spaces
22
Property subtype
Commercial
Building Details
Year Built
1952
Stories
2
Listing Agency:
Real Broker,LLC- Red Bank
Listed By:
Paul G Cook
(833) 740-1234
Source:
Actionplusrealty
Added: Apr 13
Changed: Sep 5
Last Checked: Sep 5 at 8:19AM
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 Real Broker,LLC- Red Bank
Investment Insights
Based on property information with market context.
1017 King Georges Post Road is a fully renovated commercial office building delivered as a plain vanilla box, offering approximately 2,800 SF above grade (1,400 SF per floor) plus a full-height basement with about 1,100 SF of usable space. The exterior and accessibility scope is planned for completion soon, including a new 22-space parking lot, new concrete access steps, and ADA-compliant upgrades.
The property is located in Edison Township’s Raritan River Revitalization District (RRRD). An ADA handicap lift servicing the building is included as part of the planned improvements.
The building’s current configuration supports customization for an owner-user or investor looking to tailor interior fit-out to operational needs, with the above-grade space and full-height basement providing flexible layout options.
The property is located in Edison Township’s Raritan River Revitalization District (RRRD). An ADA handicap lift servicing the building is included as part of the planned improvements.
The building’s current configuration supports customization for an owner-user or investor looking to tailor interior fit-out to operational needs, with the above-grade space and full-height basement providing flexible layout options.
Key Highlights
- Fully renovated commercial office building with two above‑grade floors and a full‑height basement
- Approx. 2,800 SF above grade total (1,400 SF per floor) plus full‑height basement off ~1,100 useable SF
- Located in Edison Township's Raritan River Revitalization District (RRRD)
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
$63,707
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
3.98%
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%
$1,274,140
$1.3M
Cap Rate 7%
$910,100
$910.1K
Cap Rate 9%
$707,856
$707.9K
Market Conditions
NOI Build-Up for 3,900 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
$103.0K $26.40/SF
− Vacancy
−$18.0K −$4.62/SF
EGI
$84.9K $21.78/SF
− OpEx
−$21.2K −$5.44/SF
NOI
$63.7K $16.33/SF
Area
Edison, NJ
Vacancy
17.50%
Lease Rate
$26.40 /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%
$1,274,140
Cap Rate 7%
$910,100
Cap Rate 9%
$707,856
Alternative Uses
Best Use
Office B
$910.1K
$796.3K – $1.06M
NOI $63,707 @ 7.0% cap · market cap 3.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.26M
$1.11M – $1.47M
NOI $88,478 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
774
Businesses Nearby
Explore this area
Business Placement
Demographics for 08837, NJ
18,463
Population
7,670
Households
2.4
Avg Household Size
39
Median Age
52%
College-Educated
94%
High-School Grad
9.1 sq mi
ZIP Area
2,029
Density / Sq Mi
$107,948
Median Household Income
$63,140
Median Earnings
$1,778
Median Rent
$432,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Fully renovated office building with two floors, a full-height basement, and planned ADA-compliant access upgrades.
Where is this office building located?
The property is located at 1017 King Georges Post Road Edison, NJ.
What is the asking price?
The asking price for this property is $1,599,999.
What are key features of this property?
This property features: Fully renovated commercial office building with two above‑grade floors and a full‑height basement; Approx. 2,800 SF above grade total (1,400 SF per floor) plus full‑height basement off ~1,100 useable SF; Located in Edison Township's Raritan River Revitalization District (RRRD)
