Side-by-Side
New
For Sale
$749,900
13-15 Haag Street, Sayreville, NJ 08872
Multi-Family, Sayreville Boro, NJ
Property Size2,304 SF
Lot Size0.12 Acres
Price / SF$325.48
Days on Market2
Property Features for 13-15 Haag Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi-Family
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bathroom 3, Bedroom 2, Bedroom 4, Bedroom 3, Bathroom 2, Basement, Bathroom 4
Middle school
Sayreville
High school
Sayreville War
Directions
Haag St.
Standard status
Active
APN
19-00143-0000-00006
Size
2,304 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10077
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
central air
forced hot-air heating
updated flooring and kitchens
Building Details
Year built
1980
Floors in Building
2
Number of units
2
Listing Agency:
Goldstone Realty
Listed By:
Dominick Ali Jr.
(732) 898-3400
Added: Oct 1
Changed: Oct 2
Last Checked: Oct 2 at 8:06PM
MLS# 22630984
Copyright © 2026 More MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,304-square-foot duplex contains two side-by-side residences on a 0.12-acre lot. Each unit has two bedrooms and 1.5 bathrooms, along with updated kitchen finishes and flooring. Central air conditioning and forced-air heating serve both sides, and the HVAC system has a warranty in place.
Built in 1980, the property includes rear parking for up to six vehicles, public water, and public sewer. Both units are occupied by tenants.
Built in 1980, the property includes rear parking for up to six vehicles, public water, and public sewer. Both units are occupied by tenants.
Key Highlights
- Two‑unit, side‑by‑side duplex with 2,304 square feet of building area
- Each unit includes 2 bedrooms and 1.5 bathrooms
- 0.12‑acre lot with rear parking for up to six vehicles
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
$38,560
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
5.14%
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%
$771,200
$771.2K
Cap Rate 7%
$550,857
$550.9K
Cap Rate 9%
$428,444
$428.4K
Market Conditions
NOI Build-Up for 2,304 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
$58.9K $25.56/SF
− Vacancy
−$3.8K −$1.65/SF
EGI
$55.1K $23.91/SF
− OpEx
−$16.5K −$7.17/SF
NOI
$38.6K $16.74/SF
Area
Middlesex County, NJ
Vacancy
6.46%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
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%
$771,200
Cap Rate 7%
$550,857
Cap Rate 9%
$428,444
Alternative Uses
Best Use
Multifamily LT 5
$550.9K
$482.0K – $642.7K
NOI $38,560 @ 7.0% cap · market cap 5.14%
Second Best
Apartment 5plus
$506.2K
$442.9K – $590.5K
NOI $35,431 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$601.6K
$526.4K – $701.9K
NOI $42,113 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
Explore this area
Business Placement
Demographics for 08872, NJ
20,351
Population
7,837
Households
2.6
Avg Household Size
39
Median Age
36%
College-Educated
90%
High-School Grad
9.5 sq mi
ZIP Area
2,142
Density / Sq Mi
$97,204
Median Household Income
$50,654
Median Earnings
$1,594
Median Rent
$404,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are tenant-occupied and feature refreshed kitchens and flooring.
Where is this duplex located?
The property is located at 13-15 Haag Street Sayreville, NJ.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Two‑unit, side‑by‑side duplex with 2,304 square feet of building area; Each unit includes 2 bedrooms and 1.5 bathrooms; 0.12‑acre lot with rear parking for up to six vehicles
