Two-Unit Duplex with Water
New
For Sale
$575,000
275 Laurence Pkwy, South Amboy, NJ 08879
Two apartments include one two-bedroom unit and one three-bedroom unit.
Property Size1,120 SF
Price / SF$513.39
Days on Market2
Property Features for 275 Laurence Pkwy
General Information
Standard status
Active
Size
1,120 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Amenities
fenced yard
water views
Building Details
Year Built
1915
Listing Agency:
Goldstone Realty
Listed By:
Dominick Ali Jr.
(732) 898-3400
Source:
Goldstandardrealty
Added: Sep 5
Changed: Sep 6
Last Checked: Sep 5 at 3:19PM
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 Goldstone Realty
Investment Insights
Based on property information with market context.
This two-family duplex contains 1,120 square feet and was built in 1915. The layout includes separate entrances and utilities, with one apartment offering 2 bedrooms and 1 bath and the other providing 3 bedrooms and 1 bath. A basement adds storage space, while the small fenced yard provides an outdoor area. Water views are available from the property.
Located at 275 Laurence Pkwy in South Amboy, the property is near shopping, restaurants, major highways, and public transportation. The separate two-unit configuration also supports multi-generational living, with distinct living spaces for each household. The basement’s future use is subject to local approvals.
Located at 275 Laurence Pkwy in South Amboy, the property is near shopping, restaurants, major highways, and public transportation. The separate two-unit configuration also supports multi-generational living, with distinct living spaces for each household. The basement’s future use is subject to local approvals.
Key Highlights
- 1,120‑square‑foot duplex with two separate apartments
- Unit mix includes 2 bedrooms and 1 bath plus 3 bedrooms and 1 bath
- Separate entrances and utilities for each unit
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
$18,745
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
3.26%
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%
$374,900
$374.9K
Cap Rate 7%
$267,786
$267.8K
Cap Rate 9%
$208,278
$208.3K
Market Conditions
NOI Build-Up for 1,120 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
$28.6K $25.56/SF
− Vacancy
−$1.8K −$1.65/SF
EGI
$26.8K $23.91/SF
− OpEx
−$8.0K −$7.17/SF
NOI
$18.7K $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%
$374,900
Cap Rate 7%
$267,786
Cap Rate 9%
$208,278
Alternative Uses
Best Use
Multifamily LT 5
$267.8K
$234.3K – $312.4K
NOI $18,745 @ 7.0% cap · market cap 3.26%
Second Best
Apartment 5plus
$246.0K
$215.3K – $287.1K
NOI $17,223 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$292.5K
$255.9K – $341.2K
NOI $20,472 @ 7.0% cap · market cap 3.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 08879, NJ
22,965
Population
9,737
Households
2.4
Avg Household Size
42
Median Age
32%
College-Educated
89%
High-School Grad
7.1 sq mi
ZIP Area
3,235
Density / Sq Mi
$98,000
Median Household Income
$57,998
Median Earnings
$1,633
Median Rent
$377,700
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?
Duplex - Two apartments include one two-bedroom unit and one three-bedroom unit.
Where is this duplex located?
The property is located at 275 Laurence Pkwy South Amboy, NJ.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 1,120‑square‑foot duplex with two separate apartments; Unit mix includes 2 bedrooms and 1 bath plus 3 bedrooms and 1 bath; Separate entrances and utilities for each unit
