Mixed-Use Property with Office
For Sale
$899,000
1800 N State Route 35 Road, South Amboy, NJ 08879
Commercial Sale, South Amboy, NJ
Property Size1,723 SF
Price / SF$521.76
Days on Market137
Property Features for 1800 N State Route 35 Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B3
Parking
12
Standard status
Active
APN
1900531000000111
Size
1,723 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9103
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard
Cooling system
Ceiling Fan(s), Window Unit(s)
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Flooring type
Carpet, Wood
Building materials
Vinyl Siding
Roof type
Asphalt
Listing Agency:
EXP REALTY, LLC
(866) 201-6210
Listed By:
Sean Williams
(732) 491-7295
Added: Apr 25
Changed: Sep 5
Last Checked: Sep 8 at 7:06PM
MLS# 2614612R
Copyright © 2026 All Jersey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property contains 1,723 square feet across three combined lots. The building is currently configured as a two-family residence with a distinct office area, providing both residential and office components within the same asset. B3 zoning supports the listed commercial classification, while wood and carpet flooring, vinyl siding, asphalt roofing, hot-water baseboard heat, and window-unit cooling define the existing improvements.
Located at 1800 N State Route 35 Road in South Amboy, the property offers access to the Garden State Parkway and Route 9. Large parking areas serve the building, and public water and public sewer are in place. Built in 1920, the property combines an established structure with a mixed-use layout and highway-oriented access.
Located at 1800 N State Route 35 Road in South Amboy, the property offers access to the Garden State Parkway and Route 9. Large parking areas serve the building, and public water and public sewer are in place. Built in 1920, the property combines an established structure with a mixed-use layout and highway-oriented access.
Key Highlights
- 1,723‑square‑foot mixed‑use property on 3 combined lots
- Currently configured as a 2‑family residence with a separate office space
- B3 zoning
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
$28,836
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
3.21%
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%
$576,720
$576.7K
Cap Rate 7%
$411,943
$411.9K
Cap Rate 9%
$320,400
$320.4K
Market Conditions
NOI Build-Up for 1,723 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
$44.0K $25.56/SF
− Vacancy
−$2.8K −$1.65/SF
EGI
$41.2K $23.91/SF
− OpEx
−$12.4K −$7.17/SF
NOI
$28.8K $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%
$576,720
Cap Rate 7%
$411,943
Cap Rate 9%
$320,400
Alternative Uses
Best Use
Multifamily LT 5
$411.9K
$360.5K – $480.6K
NOI $28,836 @ 7.0% cap · market cap 3.21%
Second Best
Apartment 5plus
$378.5K
$331.2K – $441.6K
NOI $26,496 @ 7.0% cap · market cap 2.95%
Theoretical Best
Office A
$449.9K
$393.7K – $524.9K
NOI $31,494 @ 7.0% cap · market cap 3.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
194
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-family occupancy and a separate office area create a flexible mixed-use configuration with substantial on-site parking.
Where is this mixed-use property located?
The property is located at 1800 N State Route 35 Road South Amboy, NJ.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 1,723‑square‑foot mixed‑use property on 3 combined lots; Currently configured as a 2‑family residence with a separate office space; B3 zoning
