Historic Live-Work
For Sale
$950,000
141 Dunbar Avenue, Fords, NJ 08863
Two-family residence paired with a former barrel factory accessory building featuring approximately 14-foot ceilings.
Property Size2,063 SF
Price / SF$460.49
Days on Market378
Property Features for 141 Dunbar Avenue
General Information
Standard status
Active
Size
2,063 SF
Property subtype
Multi-family
Building Details
Year Built
1963
Listing Agency:
REALMART REALTY LLC
Listed By:
QIZHAN JACK YAO
(833) 740-1234
Source:
Actionplusrealty
Added: Sep 2, 2025
Changed: Sep 13
Last Checked: Sep 13 at 9:46AM
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 REALMART REALTY LLC
Investment Insights
Based on property information with market context.
This historic live-work compound presents a two-family residential configuration at the front, complemented by a large rear accessory structure originally used as a barrel factory/cooperage dating to the late 1800s. The rear building offers expansive open space and approximately 14-foot ceiling height, creating a high-clearance setting suited to a variety of storage, workshop, studio, collector, artisan, or hobby uses.
The property is located with convenient access to major transportation routes, including the Garden State Parkway, NJ Turnpike, Route 1, Route 9, and Route 287.
With its combination of multi-unit living space and a substantial high-ceiling industrial-style structure, the property supports both residential income potential and adaptive reuse within one compound.
The property is located with convenient access to major transportation routes, including the Garden State Parkway, NJ Turnpike, Route 1, Route 9, and Route 287.
With its combination of multi-unit living space and a substantial high-ceiling industrial-style structure, the property supports both residential income potential and adaptive reuse within one compound.
Key Highlights
- Two‑family residence plus historic former barrel factory/workshop accessory structure
- Rear building features approximately 14‑foot ceilings for high‑clearance flex space
- Historic industrial character dating back to the late 1800s; originally operated as a barrel factory/cooperage
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
$34,527
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
3.63%
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%
$690,540
$690.5K
Cap Rate 7%
$493,243
$493.2K
Cap Rate 9%
$383,633
$383.6K
Market Conditions
NOI Build-Up for 2,063 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
$52.7K $25.56/SF
− Vacancy
−$3.4K −$1.65/SF
EGI
$49.3K $23.91/SF
− OpEx
−$14.8K −$7.17/SF
NOI
$34.5K $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%
$690,540
Cap Rate 7%
$493,243
Cap Rate 9%
$383,633
Alternative Uses
Best Use
Multifamily LT 5
$493.2K
$431.6K – $575.5K
NOI $34,527 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$453.2K
$396.6K – $528.8K
NOI $31,725 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$538.7K
$471.4K – $628.5K
NOI $37,708 @ 7.0% cap · market cap 3.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
608
Businesses Nearby
Explore this area
Business Placement
Demographics for 08863, NJ
12,939
Population
4,770
Households
2.7
Avg Household Size
40
Median Age
39%
College-Educated
91%
High-School Grad
1.7 sq mi
ZIP Area
7,611
Density / Sq Mi
$116,250
Median Household Income
$61,018
Median Earnings
$1,976
Median Rent
$414,100
Median Home Value
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family residence paired with a former barrel factory accessory building featuring approximately 14-foot ceilings.
Where is this duplex located?
The property is located at 141 Dunbar Avenue Fords, 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: Two‑family residence plus historic former barrel factory/workshop accessory structure; Rear building features approximately 14‑foot ceilings for high‑clearance flex space; Historic industrial character dating back to the late 1800s; originally operated as a barrel factory/cooperage
