Mixed-Use Building in Opportunity
For Sale
$1,460,000
303 Maple Street #309, Perth Amboy, NJ 08861
Five-unit mixed-use building in downtown Perth Amboy, offering stable income.
Property Size7,072 SF
Price / SF$206.45
Days on Market477
Property Features for 303 Maple Street #309
General Information
Standard status
Active
Size
7,072 SF
Taxes and HOA fees
Annual Taxes
$28,152
Building Details
Year Built
1924
Listing Agency:
TVERDOV HOUSING
Source:
Corcoran
Added: May 16, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 TVERDOV HOUSING
Investment Insights
Based on property information with market context.
Located in downtown Perth Amboy and situated in an Opportunity Zone, 303-309 Maple St is a 5-unit mixed-use building. The property features three commercial units with long-term leases, and two oversized 2-bedroom apartments. The building is close to shops, restaurants, the train station, and waterfront attractions. It is also near public transportation, major highways, and the business district. The property is well-maintained and has modern amenities. The building size is 7072 square feet. The annual rent is $136,260, with water, insurance, and maintenance costs totaling $15,000, resulting in a Net Operating Income (NOI) of $95,440, and a 6.54% cap rate. This property combines commercial tenants with residential units.
Key Highlights
- High Net Operating Income (NOI) of $95,440 and a 6.54% Cap Rate.
- Prime downtown Perth Amboy location near shops, restaurants, train, and waterfront.
- Situated in an Opportunity Zone, offering significant tax benefits.
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
$108,753
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
7.45%
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%
$2,175,060
$2.2M
Cap Rate 7%
$1,553,614
$1.6M
Cap Rate 9%
$1,208,367
$1.2M
Market Conditions
NOI Build-Up for 7,072 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
$212.2K $30.00/SF
− Vacancy
−$14.4K −$2.04/SF
EGI
$197.7K $27.96/SF
− OpEx
−$89.0K −$12.58/SF
NOI
$108.8K $15.38/SF
Area
Middlesex County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$2,175,060
Cap Rate 7%
$1,553,614
Cap Rate 9%
$1,208,367
Alternative Uses
Best Use
Apartment 5plus
$1.55M
$1.36M – $1.81M
NOI $108,753 @ 7.0% cap · market cap 7.45%
Second Best
Retail
$1.44M
$1.26M – $1.68M
NOI $100,941 @ 7.0% cap · market cap 6.91%
Theoretical Best
Office A
$1.85M
$1.62M – $2.15M
NOI $129,265 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,289
Businesses Nearby
Explore this area
Business Placement
Demographics for 08861, NJ
58,039
Population
21,032
Households
2.8
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
5.1 sq mi
ZIP Area
11,380
Density / Sq Mi
$60,464
Median Household Income
$34,093
Median Earnings
$1,623
Median Rent
$340,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Five-unit mixed-use building in downtown Perth Amboy, offering stable income.
Where is this mixed-use property located?
The property is located at 303 Maple Street #309 Perth Amboy, NJ.
What is the asking price?
The asking price for this property is $1,460,000.
What are key features of this property?
This property features: High Net Operating Income (NOI) of $95,440 and a 6.54% Cap Rate.; Prime downtown Perth Amboy location near shops, restaurants, train, and waterfront.; Situated in an Opportunity Zone, offering significant tax benefits.
