Two-Unit Duplex with
For Sale
$500,000
165 2nd St, South Amboy, NJ 08879
Two residential units feature separate kitchens, living rooms, bedrooms, and full bathrooms across two floors.
Property Size1,276 SF
Price / SF$391.85
Days on Market25
Property Features for 165 2nd St
General Information
Standard status
Active
Size
1,276 SF
Property subtype
Multi-Family
Occupancy
100%
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2BR/1BA, 1BR/1BA
Multifamily Units
2
Amenities
driveway
backyard
Building Details
Year Built
1914
Listing Agency:
FOX & FOXX REALTY, LLC
Listed By:
VERONICA HARY
(732) 642-9093
Source:
Thebansalteam
Added: Aug 10
Changed: Aug 29
Last Checked: Sep 1 at 10:15PM
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 FOX & FOXX REALTY, LLC
Investment Insights
Based on property information with market context.
This two-unit duplex contains 1,276 square feet and was built in 1914. The first-floor residence includes two bedrooms, one full bathroom, a kitchen, and a living room. Upstairs, the second residence offers one bedroom, one full bathroom, a kitchen, and a living room. The property also includes a driveway and backyard, and both units are fully rented.
The property is located near downtown, a train station, ferry service with direct access to NYC, shops, restaurants, and highways. Its two-floor configuration and existing residential layout provide a clearly defined setup for continued rental use.
The property is located near downtown, a train station, ferry service with direct access to NYC, shops, restaurants, and highways. Its two-floor configuration and existing residential layout provide a clearly defined setup for continued rental use.
Key Highlights
- Two‑unit duplex with 1,276 SF of building area
- First‑floor unit includes 2 bedrooms and 1 full bathroom
- Second‑floor unit includes 1 bedroom and 1 full bathroom
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
$21,355
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
4.27%
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%
$427,100
$427.1K
Cap Rate 7%
$305,071
$305.1K
Cap Rate 9%
$237,278
$237.3K
Market Conditions
NOI Build-Up for 1,276 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
$32.6K $25.56/SF
− Vacancy
−$2.1K −$1.65/SF
EGI
$30.5K $23.91/SF
− OpEx
−$9.2K −$7.17/SF
NOI
$21.4K $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%
$427,100
Cap Rate 7%
$305,071
Cap Rate 9%
$237,278
Alternative Uses
Best Use
Multifamily LT 5
$305.1K
$266.9K – $355.9K
NOI $21,355 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$280.3K
$245.3K – $327.0K
NOI $19,622 @ 7.0% cap · market cap 3.92%
Theoretical Best
Office A
$333.2K
$291.5K – $388.7K
NOI $23,323 @ 7.0% cap · market cap 4.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
532
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 residential units feature separate kitchens, living rooms, bedrooms, and full bathrooms across two floors.
Where is this duplex located?
The property is located at 165 2nd St South Amboy, NJ.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,276 SF of building area; First‑floor unit includes 2 bedrooms and 1 full bathroom; Second‑floor unit includes 1 bedroom and 1 full bathroom
