Mixed-Use Office and
For Sale
$899,000
1800 State Route 35, South Amboy, NJ 08879
For-sale mixed-use building with separate office and large parking, positioned for strong traffic flow and highway access.
Property Size1,723 SF
Price / SF$521.76
Days on Market108
Property Features for 1800 State Route 35
General Information
Standard status
Active
Size
1,723 SF
Listing Agency:
EXP REALTY, LLC
(866) 201-6210
Listed By:
SEAN WILLIAMS
Source:
Exprealty
Added: Apr 28
Changed: Jul 10
Last Checked: Aug 12 at 2:06PM
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 EXP REALTY, LLC
Investment Insights
Based on property information with market context.
The property at 1800 State Route 35 combines a two-family residential setup with a separate office space, supported by a configuration designed for dual use. It sits on three combined lots, providing a generous overall lot size and room to support day-to-day access needs. The existing office area can be adapted to fit a variety of business requirements, while the residential component supports a traditional income-producing structure.
Located in South Amboy in a highly visible area, the site is described as offering excellent traffic flow. Access is highlighted as convenient to major highways, including the Garden State Parkway and Route 9, which can support both client visits and employee commuting. The property is also noted for large parking areas, intended to make the site practical for customers, clients, or staff.
For buyers or operators looking for flexible, mixed-use space, this offering provides an on-site office component alongside residential units, along with the benefit of a lot layout that can accommodate parking needs. The listing also references versatile zoning options, which may appeal to users planning a business presence that blends with residential operations. This is a straightforward option for an investor or owner-operator seeking to manage and market a property with both living and working space under one ownership.
Located in South Amboy in a highly visible area, the site is described as offering excellent traffic flow. Access is highlighted as convenient to major highways, including the Garden State Parkway and Route 9, which can support both client visits and employee commuting. The property is also noted for large parking areas, intended to make the site practical for customers, clients, or staff.
For buyers or operators looking for flexible, mixed-use space, this offering provides an on-site office component alongside residential units, along with the benefit of a lot layout that can accommodate parking needs. The listing also references versatile zoning options, which may appeal to users planning a business presence that blends with residential operations. This is a straightforward option for an investor or owner-operator seeking to manage and market a property with both living and working space under one ownership.
Key Highlights
- Mixed‑use building currently used as a 2‑family with a separate office space
- 3 combined lots with a generous lot size
- Large parking areas for customers, clients, or employees
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
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?
Duplex - For-sale mixed-use building with separate office and large parking, positioned for strong traffic flow and highway access.
Where is this duplex located?
The property is located at 1800 State Route 35 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: Mixed‑use building currently used as a 2‑family with a separate office space; 3 combined lots with a generous lot size; Large parking areas for customers, clients, or employees
