Industrial Portfolio in Metuchen,
For Sale
$11,500,000
15-55-65-68 Liberty Street, Metuchen, NJ 08840
Four fully leased industrial buildings near major roadways for sale.
Property Size47,048 SF
Price / SF$244.43
Days on Market268
Property Features for 15-55-65-68 Liberty Street
General Information
Standard status
Active
Size
47,048 SF
Property subtype
Industrial
Building Details
Building Size
47,048 SF
Listing Agency:
Sitar Realty Company - Corporate
(973) 202-9119
Listed By:
William Sitar Jr.
(973) 202-9119
Source:
Sitarcompany
Added: Nov 21, 2025
Changed: Aug 16
Last Checked: Aug 16 at 4:27AM
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 Sitar Realty Company - Corporate
Investment Insights
Based on property information with market context.
This offering features a portfolio of four industrial buildings situated on Liberty Street, near Plainfield Avenue, with convenient access to Routes 1, 27, 287, and the Garden State Parkway. The properties are fully leased. The building at 203 Norcross Ave (68 Liberty Street) encompasses approximately 19,500 square feet and includes one drive-in door measuring 12x16 feet. The building at 65 Liberty Street provides approximately 10,548 square feet and features two drive-in doors, each 14x16 feet. The building located at 55 Liberty Street offers approximately 9,000 square feet and includes two drive-in doors measuring 14x16 feet. Finally, the building at 15 Liberty Street comprises approximately 8,000 square feet and has two drive-in doors, each 14x16 feet. The total property size is 47,048 square feet.
Key Highlights
- Fully leased industrial portfolio, a great investment opportunity.
- Strategic location provides easy access to Route 1, 27, 287, and Garden State Parkway.
- Portfolio includes four buildings.
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
$641,238
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
5.58%
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%
$12,824,760
$12.8M
Cap Rate 7%
$9,160,543
$9.2M
Cap Rate 9%
$7,124,867
$7.1M
Market Conditions
NOI Build-Up for 47,048 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
$801.7K $17.04/SF
− Vacancy
−$47.3K −$1.01/SF
EGI
$754.4K $16.03/SF
− OpEx
−$113.2K −$2.41/SF
NOI
$641.2K $13.63/SF
Area
Middlesex County, NJ
Vacancy
5.90%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
15.00%
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%
$12,824,760
Cap Rate 7%
$9,160,543
Cap Rate 9%
$7,124,867
Alternative Uses
Best Use
Warehouse
$9.16M
$8.02M – $10.69M
NOI $641,238 @ 7.0% cap · market cap 5.58%
Second Best
Industrial
$7.54M
$6.60M – $8.80M
NOI $528,078 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$12.29M
$10.75M – $14.33M
NOI $859,962 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,836
Businesses Nearby
Explore this area
Business Placement
Demographics for 08840, NJ
17,841
Population
6,552
Households
2.7
Avg Household Size
42
Median Age
62%
College-Educated
95%
High-School Grad
3.2 sq mi
ZIP Area
5,575
Density / Sq Mi
$150,938
Median Household Income
$72,765
Median Earnings
$1,994
Median Rent
$517,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Industrial property - Four fully leased industrial buildings near major roadways for sale.
Where is this industrial property located?
The property is located at 15-55-65-68 Liberty Street Metuchen, NJ.
What is the asking price?
The asking price for this property is $11,500,000.
What are key features of this property?
This property features: Fully leased industrial portfolio, a great investment opportunity.; Strategic location provides easy access to Route 1, 27, 287, and Garden State Parkway.; Portfolio includes four buildings.
