East Brunswick Professional Office
For Sale
$750,000
Pending
1076 State Route 18, East Brunswick, NJ 08816
Multi-level office building with highway frontage and flexible configurations.
Property Size1,971 SF
Lot Size0.22 Acres
Days on Market213
Property Features for 1076 State Route 18
General Information
Standard status
Pending
Size
1,971 SF
Lot size
0.22 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$13,793
Amenities
Central air
Asphalt Roof
Baseboard Heating
Central Air Cooling
Highway Frontage
Level
Oil Above Ground Heating
On Site
Tile Flooring
Building Details
Year Built
1950
Listing Agency:
KELLER WILLIAMS PREFERRED PROPERTIES,BAYVILLE
(732) 269-5200
Listed By:
LORRIE KEEGAN
(732) 620-7370
Source:
Corcoran
Added: Feb 2
Changed: Aug 8
Last Checked: Jul 23 at 6:54AM
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 KELLER WILLIAMS PREFERRED PROPERTIES,BAYVILLE
Investment Insights
Based on property information with market context.
This multi-level professional office building is located along Route 18 in East Brunswick. The property offers highway frontage and prominent signage, providing visibility and accessibility. The building features nearly 2,000 square feet of professional office space plus a finished lower level, allowing for flexible configurations suited to attorneys, medical or dental practices, or other professional users. Multiple private entrances create the option to occupy the entire building or separate uses by level. On-site parking accommodates 10-12 vehicles with potential for expansion. The main level is currently rented, offering immediate income. The property delivers visibility, functionality, and flexibility.
Key Highlights
- Unmatched visibility and effortless accessibility due to excellent highway frontage on highly traveled Route 18.
- Boasting nearly 2,000 square feet of professional office space plus a finished lower level, allowing for flexible configurations.
- Multiple private entrances create the option to occupy the entire building or separate uses by level.
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
$30,156
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
4.02%
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%
$603,120
$603.1K
Cap Rate 7%
$430,800
$430.8K
Cap Rate 9%
$335,067
$335.1K
Market Conditions
NOI Build-Up for 1,971 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
$59.1K $30.00/SF
− Vacancy
−$18.9K −$9.60/SF
EGI
$40.2K $20.40/SF
− OpEx
−$10.1K −$5.10/SF
NOI
$30.2K $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%
$603,120
Cap Rate 7%
$430,800
Cap Rate 9%
$335,067
Alternative Uses
Best Use
Office B
$430.8K
$377.0K – $502.6K
NOI $30,156 @ 7.0% cap · market cap 4.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$514.7K
$450.3K – $600.5K
NOI $36,027 @ 7.0% cap · market cap 4.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
535
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
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Frequently Asked Questions
What type of property is this?
Office building - Multi-level office building with highway frontage and flexible configurations.
Where is this office building located?
The property is located at 1076 State Route 18 East Brunswick, NJ.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Unmatched visibility and effortless accessibility due to excellent highway frontage on highly traveled Route 18.; Boasting nearly 2,000 square feet of professional office space plus a finished lower level, allowing for flexible configurations.; Multiple private entrances create the option to occupy the entire building or separate uses by level.
