Second-Floor Office
For Sale
Under Contract
$399,990
2 Brier Hill Court, East Brunswick, NJ 08816
COMMERCIAL - East Brunswick, NJ
Property Size1,850 SF
Lot Size0.29 Acres
Price / SF$216.21
Days on Market181
Property Features for 2 Brier Hill Court
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
OP1
Parking
10
Parking features
Open
Interior features
Carpeting, Lighting Fixtures
Lot features
Near Shopping, Business Park, Commercial Area
Standard status
Active Under Contract
APN
04003190000000320000C0004
Size
1,850 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
9508
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1979
Floors in Building
2
Flooring type
Lighting fixtures, Carpet
Building materials
Vinyl Siding
Roof type
Asphalt
Listing Agency:
DAVIS REALTORS
(732) 254-6700
Listed By:
Daniel Razzano
(732) 254-6700
Added: Feb 13
Changed: Aug 4
Last Checked: Aug 13 at 11:06AM
MLS# 2610864R
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 second-floor professional office suite offers 1,850 SF of flexible workspace configured for client reception and team use. The suite includes a welcoming waiting/reception area, a large bullpen suitable for collaborative work, a training room or an oversized conference room, two private restrooms, and four additional private offices, including one large office or conference room. Interior finishes include carpeting and lighting fixtures, and the suite is served by forced-air heating with central air cooling.
The suite is located within a professionally managed East Brunswick office complex on a 0.29-acre lot. It is prominently situated just off Cranbury Road with strong regional access, minutes from Exits 8A & 9 of the New Jersey Turnpike and Route 18. The complex provides abundant open parking, and the building is supported by public water and public sewer services. Construction is noted as vinyl siding with an asphalt roof, with the property built in 1979. The suite is suitable for a range of professional uses in an established mix that includes medical practices.
The suite is located within a professionally managed East Brunswick office complex on a 0.29-acre lot. It is prominently situated just off Cranbury Road with strong regional access, minutes from Exits 8A & 9 of the New Jersey Turnpike and Route 18. The complex provides abundant open parking, and the building is supported by public water and public sewer services. Construction is noted as vinyl siding with an asphalt roof, with the property built in 1979. The suite is suitable for a range of professional uses in an established mix that includes medical practices.
Key Highlights
- 1,850 SF second‑floor professional office suite with waiting/reception
- Large bullpen plus training room or oversized conference room
- Two private restrooms and four private offices, including one large office/conference room
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
$28,305
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
7.08%
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%
$566,100
$566.1K
Cap Rate 7%
$404,357
$404.4K
Cap Rate 9%
$314,500
$314.5K
Market Conditions
NOI Build-Up for 1,850 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
$55.5K $30.00/SF
− Vacancy
−$17.8K −$9.60/SF
EGI
$37.7K $20.40/SF
− OpEx
−$9.4K −$5.10/SF
NOI
$28.3K $15.30/SF
Area
Middlesex County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$566,100
Cap Rate 7%
$404,357
Cap Rate 9%
$314,500
Alternative Uses
Best Use
Office B
$404.4K
$353.8K – $471.8K
NOI $28,305 @ 7.0% cap · market cap 7.08%
Second Best
Healthcare Medical
$393.5K
$344.3K – $459.1K
NOI $27,546 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$483.1K
$422.7K – $563.6K
NOI $33,815 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,045
Businesses Nearby
Explore this area
Business Placement
Demographics for 08816, NJ
48,729
Population
17,242
Households
2.8
Avg Household Size
42
Median Age
58%
College-Educated
94%
High-School Grad
20.2 sq mi
ZIP Area
2,412
Density / Sq Mi
$141,731
Median Household Income
$71,111
Median Earnings
$2,079
Median Rent
$502,600
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?
Office units - OP1 zoned second-floor office suite with central air, forced-air heat, and a waiting/reception area.
Where is this office units located?
The property is located at 2 Brier Hill Court East Brunswick, NJ.
What is the asking price?
The asking price for this property is $399,990.
What are key features of this property?
This property features: 1,850 SF second‑floor professional office suite with waiting/reception; Large bullpen plus training room or oversized conference room; Two private restrooms and four private offices, including one large office/conference room
