Ground Floor Office
For Sale
$370,000
250 Stelton Rd, Piscataway, NJ 08854
Office condo for sale, ideal for medical or professional use.
Property Size1,100 SF
Price / SF$336.36
Days on Market546
Property Features for 250 Stelton Rd
General Information
Standard status
Active
Size
1,100 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,742
Amenities
Central air
Asphalt Shingle Roof
1 Unit Cooling
1 Unit Heating
Blacktop Driveway
Central Air Cooling
Common Driveway
Forced Hot Air Heating
Off-Street Parking
Open Lot
Parking Lot-Exclusive
Building Details
Year Built
1989
Listing Agency:
HALLMARK REALTORS
(800) 359-3398
Listed By:
FELIX CABRAL
(800) 654-6673
Source:
Corcoran
Added: Mar 6, 2025
Changed: Sep 2
Last Checked: Sep 1 at 8:13PM
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 HALLMARK REALTORS
Investment Insights
Based on property information with market context.
This ground floor office condo is available for sale within an 8-unit building. The unit features three office spaces, a consulting/conference room, a spacious receptionist area, a waiting room, a storage closet, a kitchenette, and a restroom. It is located off a high-traffic section of Stelton Road, surrounded by local businesses and a residential complex. The property is suitable for a medical/dental office, massage parlor/wellness spa, or an attorney/accountant's office. It is not intended for daycare or retail cashier business use. The quarterly CAM charge is $619.00 for maintenance and services, approximately $206 monthly. The tenant is responsible for utilities and CAM. The property is in excellent condition and offers plenty of parking. The tenant has updated the interior with new carpet and paint throughout the unit. The property size is 1100 square feet.
Key Highlights
- Leased ground floor office condo providing immediate rental income.
- Excellent location on high‑traffic Stelton Road with ample parking.
- Suitable for various professional uses (medical, legal, etc.).
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
$16,830
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
4.55%
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%
$336,600
$336.6K
Cap Rate 7%
$240,429
$240.4K
Cap Rate 9%
$187,000
$187.0K
Market Conditions
NOI Build-Up for 1,100 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
$33.0K $30.00/SF
− Vacancy
−$10.6K −$9.60/SF
EGI
$22.4K $20.40/SF
− OpEx
−$5.6K −$5.10/SF
NOI
$16.8K $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%
$336,600
Cap Rate 7%
$240,429
Cap Rate 9%
$187,000
Alternative Uses
Best Use
Office B
$240.4K
$210.4K – $280.5K
NOI $16,830 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$287.2K
$251.3K – $335.1K
NOI $20,106 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
391
Businesses Nearby
Explore this area
Business Placement
Demographics for 08854, NJ
60,545
Population
18,069
Households
3.4
Avg Household Size
34
Median Age
50%
College-Educated
92%
High-School Grad
18.9 sq mi
ZIP Area
3,203
Density / Sq Mi
$126,331
Median Household Income
$42,397
Median Earnings
$1,929
Median Rent
$423,900
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 units - Office condo for sale, ideal for medical or professional use.
Where is this office units located?
The property is located at 250 Stelton Rd Piscataway, NJ.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: Leased ground floor office condo providing immediate rental income.; Excellent location on high‑traffic Stelton Road with ample parking.; Suitable for various professional uses (medical, legal, etc.).
