4-Unit Quadplex with Three-Bedroom
New
For Sale
$950,000
131-133 Patterson St, Perth Amboy, NJ 08861
Four residential units offer three-bedroom layouts with living rooms in an as-is property requiring buyer repairs and C of O.
Property Size2,552 SF
Price / SF$372.26
Days on Market6
Property Features for 131-133 Patterson St
General Information
Standard status
Active
Size
2,552 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 3BR
Multifamily Units
4
Additional Details
Public Transit
Yes
Building Details
Year Built
1909
Listing Agency:
PETRA BEST REALTY LLC
(732) 442-1400
Listed By:
ENRIQUE HERNANDEZ
Source:
Luminancerealty
Added: Aug 24
Changed: Aug 29
Last Checked: Aug 29 at 11:10AM
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 PETRA BEST REALTY LLC
Investment Insights
Based on property information with market context.
This 2,552-square-foot quadplex, built in 1909, contains four residential units. Each unit provides three bedrooms and a living room, creating a consistent configuration across the property. The building is being sold in as-is condition, with the buyer responsible for repairs and C of O requirements.
The property is located at 131-133 Patterson St in Perth Amboy, New Jersey. Shopping, restaurants, schools, public transportation, and major roadways are identified in the surrounding area, providing access to everyday services and transportation options.
The property is located at 131-133 Patterson St in Perth Amboy, New Jersey. Shopping, restaurants, schools, public transportation, and major roadways are identified in the surrounding area, providing access to everyday services and transportation options.
Key Highlights
- Four‑unit quadplex with 3 bedrooms and a living room in each unit
- 2,552 SF property built in 1909
- Sold strictly in as‑is condition
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
$42,711
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
4.50%
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%
$854,220
$854.2K
Cap Rate 7%
$610,157
$610.2K
Cap Rate 9%
$474,567
$474.6K
Market Conditions
NOI Build-Up for 2,552 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
$65.2K $25.56/SF
− Vacancy
−$4.2K −$1.65/SF
EGI
$61.0K $23.91/SF
− OpEx
−$18.3K −$7.17/SF
NOI
$42.7K $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%
$854,220
Cap Rate 7%
$610,157
Cap Rate 9%
$474,567
Alternative Uses
Best Use
Multifamily LT 5
$610.2K
$533.9K – $711.9K
NOI $42,711 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$560.6K
$490.6K – $654.1K
NOI $39,245 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$666.4K
$583.1K – $777.4K
NOI $46,646 @ 7.0% cap · market cap 4.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,885
Businesses Nearby
Explore this area
Business Placement
Demographics for 08861, NJ
58,039
Population
21,032
Households
2.8
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
5.1 sq mi
ZIP Area
11,380
Density / Sq Mi
$60,464
Median Household Income
$34,093
Median Earnings
$1,623
Median Rent
$340,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units offer three-bedroom layouts with living rooms in an as-is property requiring buyer repairs and C of O.
Where is this quadplex located?
The property is located at 131-133 Patterson St Perth Amboy, NJ.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Four‑unit quadplex with 3 bedrooms and a living room in each unit; 2,552 SF property built in 1909; Sold strictly in as‑is condition
