Multi-Suite Office
New
For Sale
$2,500,000
2101 County Rd 516, Old Bridge, NJ 08857
Commercial Sale, Old Bridge, NJ
Property Size10,000 SF
Lot Size0.84 Acres
Price / SF$500
Days on Market3
Property Features for 2101 County Rd 516
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Condo, Office, Professional, Planned Residential, Neighborhood, General Highway, Conforming Use, Commercial, Central Business
Rooms
Basement
Parking features
Parking Lot, Open, Off Street
Basement
Full, Finished
Directions
2101 County Route 516, Old Bridge, NJ 08857
Standard status
Active
APN
5-15574-0000-00001-11-C0001
Size
5,000 SF
Lot size
0.84 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
35271
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2000
Floors in Building
1
Flooring type
Vinyl
Building materials
Stucco
Listing Agency:
RE/MAX Central · RE/MAX International
(732) 972-1000
Listed By:
George Pavlushkin · License #1324942
(732) 984-8300
Added: Sep 15
Last Checked: Sep 17 at 9:06PM
MLS# 22629143
Copyright © 2026 More 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.
Built in 2000, this office property contains approximately 10,000 square feet of rentable space across a main level and lower level, each measuring approximately 5,000 square feet. The layout includes multiple suites with reception and waiting areas, conference rooms, private offices, kitchenettes, bathrooms, and plumbing serving many operational rooms. Suite A measures approximately 2,500 square feet and is leased to an orthodontist practice through July 1, 2027. Suite B is a renovated attorney’s office of approximately 600 square feet with a lease through July 29, 2027. Suite C includes approximately 1,600 square feet, a reception area, waiting room, and multiple offices; its tenant remains responsible for rent under the existing lease.
The lower level adds office, lounge, storage, and mechanical areas, plus a bathroom. The property provides ADA accessibility, handicap parking, central air, forced-air heat, fire and burglar monitoring, a sprinkler system, French drainage, a sump pump, public water, public sewer, and on-site dumpsters. Recent work includes five new HVAC systems, replacement of two hot water heaters, and a digital message board.
The lower level adds office, lounge, storage, and mechanical areas, plus a bathroom. The property provides ADA accessibility, handicap parking, central air, forced-air heat, fire and burglar monitoring, a sprinkler system, French drainage, a sump pump, public water, public sewer, and on-site dumpsters. Recent work includes five new HVAC systems, replacement of two hot water heaters, and a digital message board.
Key Highlights
- Approximately 10,000 square feet of rentable office space across two levels
- 0.84‑acre site with substantial on‑site parking
- Suite A: approximately 2,500 square feet, leased through July 1, 2027
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
$76,500
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
3.06%
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%
$1,530,000
$1.5M
Cap Rate 7%
$1,092,857
$1.1M
Cap Rate 9%
$850,000
$850.0K
Market Conditions
NOI Build-Up for 5,000 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
$150.0K $30.00/SF
− Vacancy
−$48.0K −$9.60/SF
EGI
$102.0K $20.40/SF
− OpEx
−$25.5K −$5.10/SF
NOI
$76.5K $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%
$1,530,000
Cap Rate 7%
$1,092,857
Cap Rate 9%
$850,000
Alternative Uses
Best Use
Office B
$1.09M
$956.3K – $1.28M
NOI $76,500 @ 7.0% cap · market cap 3.06%
Second Best
Healthcare Medical
$1.06M
$930.6K – $1.24M
NOI $74,448 @ 7.0% cap · market cap 2.98%
Theoretical Best
Office A
$1.31M
$1.14M – $1.52M
NOI $91,392 @ 7.0% cap · market cap 3.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
149
Businesses Nearby
Explore this area
Business Placement
Demographics for 08857, NJ
40,675
Population
16,241
Households
2.5
Avg Household Size
43
Median Age
36%
College-Educated
93%
High-School Grad
24.0 sq mi
ZIP Area
1,695
Density / Sq Mi
$101,192
Median Household Income
$59,028
Median Earnings
$1,462
Median Rent
$459,400
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 building - Established professional and medical suites offer flexible occupancy, on-site parking, and recently upgraded building systems.
Where is this office building located?
The property is located at 2101 County Rd 516 Old Bridge, NJ.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Approximately 10,000 square feet of rentable office space across two levels; 0.84‑acre site with substantial on‑site parking; Suite A: approximately 2,500 square feet, leased through July 1, 2027
