Industrial Building on 1.09
For Sale
$1,800,000
Pending
145 11th St, Piscataway, NJ 08854
7,200 SF industrial building with fenced outdoor storage.
Property Size7,200 SF
Lot Size1.09 Acres
Days on Market326
Property Features for 145 11th St
General Information
Standard status
Pending
Size
7,200 SF
Lot size
1.09 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$18,729
Amenities
Central air
3 Units Heating
Blacktop Driveway
Central Air Cooling
Flat Roof
Level Lot
Parking Lot-Exclusive
Building Details
Year Built
1965
Listing Agency:
BHHS FOX & ROACH
(732) 469-1515
Listed By:
TIM DELUCCIA · License #8243435
(908) 938-6405
Source:
Corcoran
Added: Oct 13, 2025
Changed: Aug 8
Last Checked: Jul 23 at 9:06AM
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 BHHS FOX & ROACH
Investment Insights
Based on property information with market context.
This 7,200 square foot industrial building is situated on 1.09 acres. The property features four overhead doors, with dimensions of 12' x 12' and 10' x 10'. The building has 12' clear ceilings. Currently, the property is divided into two units, one of 6,000 square feet and another of 1,200 square feet. A new roof has been installed. The property includes man doors, overhead doors, and a large fenced outdoor storage area. The zoning permits warehousing and light manufacturing. The property is suitable for an owner-user or as an investment property, with both tenants currently on month-to-month leases.
Key Highlights
- 7,200 SF Industrial Building on 1.09 Acres
- Features four overhead doors (12' X 12' and 10' X 10')
- Large fenced outdoor storage
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
$98,132
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
5.45%
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%
$1,962,640
$2.0M
Cap Rate 7%
$1,401,886
$1.4M
Cap Rate 9%
$1,090,356
$1.1M
Market Conditions
NOI Build-Up for 7,200 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
$122.7K $17.04/SF
− Vacancy
−$7.2K −$1.01/SF
EGI
$115.4K $16.03/SF
− OpEx
−$17.3K −$2.41/SF
NOI
$98.1K $13.63/SF
Area
Middlesex County, NJ
Vacancy
5.90%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
15.00%
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%
$1,962,640
Cap Rate 7%
$1,401,886
Cap Rate 9%
$1,090,356
Alternative Uses
Best Use
Warehouse
$1.40M
$1.23M – $1.64M
NOI $98,132 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.88M
$1.65M – $2.19M
NOI $131,604 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
341
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08854, NJ
60,545
Population
18,069
Households
3.4
Avg Household Size
34
Median Age
50%
College-Educated
92%
High-School Grad
18.9 sq mi
ZIP Area
3,203
Density / Sq Mi
$126,331
Median Household Income
$42,397
Median Earnings
$1,929
Median Rent
$423,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - 7,200 SF industrial building with fenced outdoor storage.
Where is this warehouse located?
The property is located at 145 11th St Piscataway, NJ.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 7,200 SF Industrial Building on 1.09 Acres; Features four overhead doors (12' X 12' and 10' X 10'); Large fenced outdoor storage
