Mixed-Use Retail and Office
For Sale
$749,999
1754 State Route 27, Edison, NJ 08817
Two-story building permits allow retail on the ground floor and office or apartment use upstairs.
Property Size2,000 SF
Price / SF$374
Days on Market131
Property Features for 1754 State Route 27
General Information
Standard status
Active
Size
2,000 SF
Taxes and HOA fees
Annual Taxes
$7,691
Building Details
Stories
2
Listing Agency:
AMERICA AGENCY
(800) 541-1999
Listed By:
LOUIS TRENTA
(732) 985-7894
Source:
Exprealty
Added: Apr 28
Changed: Aug 20
Last Checked: Sep 5 at 12:32PM
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 AMERICA AGENCY
Investment Insights
Based on property information with market context.
Permits have been secured by the township to market this property as a two-story building totaling 2,000 sq. ft. The ground floor is designated for retail use, while the second floor can be used as an office or apartment.
Demolition of the existing house is required. The public remarks indicate that permits are complete for state and county local requirements.
The property is being presented as a mixed-use conversion with separate ground-floor retail and upper-level flexible space for an office or residential use.
Demolition of the existing house is required. The public remarks indicate that permits are complete for state and county local requirements.
The property is being presented as a mixed-use conversion with separate ground-floor retail and upper-level flexible space for an office or residential use.
Key Highlights
- Permits secured to market as a 2,000 SF two‑story property
- Ground floor permitted for retail use
- Second floor permitted for office or apartment use
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
$27,972
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
3.73%
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%
$559,440
$559.4K
Cap Rate 7%
$399,600
$399.6K
Cap Rate 9%
$310,800
$310.8K
Market Conditions
NOI Build-Up for 2,000 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
$43.2K $21.60/SF
− Vacancy
−$3.2K −$1.62/SF
EGI
$40.0K $19.98/SF
− OpEx
−$12.0K −$5.99/SF
NOI
$28.0K $13.99/SF
Area
Edison, NJ
Vacancy
7.50%
Lease Rate
$21.60 /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%
$559,440
Cap Rate 7%
$399,600
Cap Rate 9%
$310,800
Alternative Uses
Best Use
Retail
$399.6K
$349.7K – $466.2K
NOI $27,972 @ 7.0% cap · market cap 3.73%
Second Best
Mixed Use
$385.7K
$337.5K – $450.0K
NOI $27,000 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$648.2K
$567.2K – $756.2K
NOI $45,373 @ 7.0% cap · market cap 6.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,198
Businesses Nearby
170k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 60%
Dining 21%
Shops & Services 18%
Beauty & Spa 1%
H Mart
Groceries
101,666 visits/mo
0.2 miles
Burger King
Dining
13,892 visits/mo
0.1 miles
Paris Baguette
Dining
11,901 visits/mo
0.2 miles
TD Bank
Shops & Services
9,621 visits/mo
0.5 miles
Wells Fargo
Shops & Services
8,881 visits/mo
0.4 miles
Demographics for 08817, NJ
48,243
Population
17,260
Households
2.8
Avg Household Size
37
Median Age
49%
College-Educated
91%
High-School Grad
10.6 sq mi
ZIP Area
4,551
Density / Sq Mi
$109,734
Median Household Income
$54,631
Median Earnings
$1,946
Median Rent
$411,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story building permits allow retail on the ground floor and office or apartment use upstairs.
Where is this mixed-use property located?
The property is located at 1754 State Route 27 Edison, NJ.
What is the asking price?
The asking price for this property is $749,999.
What are key features of this property?
This property features: Permits secured to market as a 2,000 SF two‑story property; Ground floor permitted for retail use; Second floor permitted for office or apartment use
