Second Floor Office
For Sale
Contact for pricing
1246 S River Rd, East Windsor, NJ 08512
Second floor office suite in a professional office park with elevator access and furniture available.
Property Size9,825 SF
Price / SF$160
Days on Market413
Property Features for 1246 S River Rd
General Information
Standard status
Active
Size
9,825 SF
Elevators
Yes
Property subtype
OFFICE
Additional Details
Floor
Second Floor
Highway Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Sitar Realty Company - Corporate
(732) 283-9000
Listed By:
William Sitar Jr. · License #321841
(973) 202-9119
Source:
Moodyscre
Added: Jul 28, 2025
Changed: Sep 9
Last Checked: Sep 13 at 11:52AM
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 professional office park includes a second floor office suite of approximately 9,825 SF available for lease or sale. The property also features a first floor office suite totaling approximately 9,825 SF, which is fully leased. The building has an elevator and provides ample on-site parking.
Tenants can benefit from a streamlined utility setup, as the tenant pays their own electric. The property is positioned for convenient access to major routes, with close proximity to the NJ Turnpike, Route 130, Route 1, and Route 18.
Visibility is supported by high visibility features and monument signage available for the site. Traffic in the area is indicated at 21,889 VPD, which can help support brand exposure for an office user seeking prominent roadway presence.
Tenants can benefit from a streamlined utility setup, as the tenant pays their own electric. The property is positioned for convenient access to major routes, with close proximity to the NJ Turnpike, Route 130, Route 1, and Route 18.
Visibility is supported by high visibility features and monument signage available for the site. Traffic in the area is indicated at 21,889 VPD, which can help support brand exposure for an office user seeking prominent roadway presence.
Key Highlights
- First floor office suite is fully leased
- Second floor office suite available at approximately 9,825 SF
- Elevator in the professional office park
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
$88,142
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
5.61%
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%
$1,762,840
$1.8M
Cap Rate 7%
$1,259,171
$1.3M
Cap Rate 9%
$979,356
$979.4K
Market Conditions
NOI Build-Up for 9,825 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
$132.0K $13.44/SF
− Vacancy
−$14.5K −$1.48/SF
EGI
$117.5K $11.96/SF
− OpEx
−$29.4K −$2.99/SF
NOI
$88.1K $8.97/SF
Area
Mercer County, NJ
Vacancy
11.00%
Lease Rate
$13.44 /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%
$1,762,840
Cap Rate 7%
$1,259,171
Cap Rate 9%
$979,356
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,142 @ 7.0% cap · market cap 5.61%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$3.16M
$2.77M – $3.69M
NOI $221,275 @ 7.0% cap · market cap 14.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
248
Businesses Nearby
Explore this area
Business Placement
Demographics for 08512, NJ
12,897
Population
5,237
Households
2.5
Avg Household Size
43
Median Age
55%
College-Educated
94%
High-School Grad
22.8 sq mi
ZIP Area
566
Density / Sq Mi
$115,255
Median Household Income
$65,587
Median Earnings
$1,584
Median Rent
$618,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office units - Second floor office suite in a professional office park with elevator access and furniture available.
Where is this office units located?
The property is located at 1246 S River Rd East Windsor, NJ.
What is the asking price?
The asking price for this property is $1,572,000.
What are key features of this property?
This property features: First floor office suite is fully leased; Second floor office suite available at approximately 9,825 SF; Elevator in the professional office park
