Office and Retail Building with
For Sale
$639,900
Pending
729 State Route 18 East Brunswick, East Brunswick, NJ 08816
Two-level commercial building offers private offices, conference and open space, and highway visibility with parking for about 10 vehicles.
Property Size1,612 SF
Days on Market52
Property Features for 729 State Route 18 East Brunswick
General Information
Standard status
Pending
Size
1,612 SF
Total Parking Spaces
10
Zoning
HC1
Additional Details
Traffic Count
60,000 vehicles/day
Sprinkler System
Yes
Taxes and HOA fees
Annual Taxes
$9,899
Amenities
East Brunswick
See Remarks
Public Sewer
Middlesex
Two
Under Contract
HC1
Central Air
Natural Gas
Forced Air
2025
1951
1612
Commercial Sale
2
Active Under Contract
Commercial
Square Feet
9899
5602
true
Near Public Transit,Near Shopping,Commercial Area,Highway Commercial
Public
0.1286
10
80.00 x 70.00
Building Details
Building Size
1,612 SF
Year Built
1951
Stories
2
Listing Agency:
(609) 891-3848
Listed By:
Sandra Rosa
(609) 891-3848
Source:
Remaxwelcomehomenj
Added: Jun 27
Changed: Aug 14
Last Checked: Aug 14 at 7:08AM
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 Sandra Rosa
Investment Insights
Based on property information with market context.
This two-level commercial building is set up for business use, with a mix of private offices, conference and open work spaces, and restrooms. The lower level includes a fully sprinklered basement with a full bathroom. Large windows throughout support on-site branding and storefront-style advertising.
The property is located on Route 18, where it benefits from more than 60,000 passing vehicles daily. A wide parking lot runs directly behind the building and can accommodate approximately 10 vehicles.
Zoned Highway Commercial, the building supports many permitted uses, including retail or service and professional occupations. The listing also notes additional permitted categories such as music and dance studio uses, offices including insurance and brokerage, bookkeeping, and government or nonprofit use. This combination of private office space, conference areas, and flexible permitted uses can fit a range of operators looking for a compact, highway-oriented facility with dedicated on-site parking.
The property is located on Route 18, where it benefits from more than 60,000 passing vehicles daily. A wide parking lot runs directly behind the building and can accommodate approximately 10 vehicles.
Zoned Highway Commercial, the building supports many permitted uses, including retail or service and professional occupations. The listing also notes additional permitted categories such as music and dance studio uses, offices including insurance and brokerage, bookkeeping, and government or nonprofit use. This combination of private office space, conference areas, and flexible permitted uses can fit a range of operators looking for a compact, highway-oriented facility with dedicated on-site parking.
Key Highlights
- Two‑level commercial building with 1,612 SF total building area
- Highway Commercial zoning with many permitted uses including retail/service, professional offices, and studios
- Route 18 frontage with access to visibility from more than 60,000 passing vehicles daily (per remarks)
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
$24,664
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
3.85%
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%
$493,280
$493.3K
Cap Rate 7%
$352,343
$352.3K
Cap Rate 9%
$274,044
$274.0K
Market Conditions
NOI Build-Up for 1,612 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
$48.4K $30.00/SF
− Vacancy
−$15.5K −$9.60/SF
EGI
$32.9K $20.40/SF
− OpEx
−$8.2K −$5.10/SF
NOI
$24.7K $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%
$493,280
Cap Rate 7%
$352,343
Cap Rate 9%
$274,044
Alternative Uses
Best Use
Office B
$352.3K
$308.3K – $411.1K
NOI $24,664 @ 7.0% cap · market cap 3.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$420.9K
$368.3K – $491.1K
NOI $29,465 @ 7.0% cap · market cap 4.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
60,000 VPD
Traffic count
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
338
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 - Two-level commercial building offers private offices, conference and open space, and highway visibility with parking for about 10 vehicles.
Where is this office building located?
The property is located at 729 State Route 18 East Brunswick East Brunswick, NJ.
What is the asking price?
The asking price for this property is $639,900.
What are key features of this property?
This property features: Two‑level commercial building with 1,612 SF total building area; Highway Commercial zoning with many permitted uses including retail/service, professional offices, and studios; Route 18 frontage with access to visibility from more than 60,000 passing vehicles daily (per remarks)
