Renovated Duplex With Separate
For Sale
$549,000
27 Alexander St, New Brunswick, NJ 08901
Legal two-family property with separate gas and electric utilities for each unit.
Property Size1,760 SF
Price / SF$311.93
Days on Market33
Property Features for 27 Alexander St
General Information
Standard status
Active
Size
1,760 SF
Property subtype
Multi-Family
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Amenities
front porch
private backyard
full basement access
Building Details
Year Built
1912
Buildings
1
Listing Agency:
ELITE REALTORS OF NEW JERSEY
Listed By:
XIANGHUI LOTUS ZHANG
(973) 625-1313
Source:
Luminancerealty
Added: Aug 8
Changed: Sep 8
Last Checked: Sep 8 at 4:26AM
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 ELITE REALTORS OF NEW JERSEY
Investment Insights
Based on property information with market context.
This legal duplex at 27 Alexander St includes two residential units, each with a living area and eat-in kitchen. The first-floor apartment is vacant and has an updated kitchen with granite countertops and new cabinets, plus fresh paint and new doors. The second-floor apartment is occupied by a long-term tenant. Full basement access provides storage for both units, while a front porch and private backyard add outdoor space.
Capital improvements include a newer roof, newer siding, and a brand-new boiler. Separate gas and electric service is provided for each apartment, and the tenant pays the water and sewer. The property is offered strictly AS-IS and was built in 1912. Walk Score is 88, Bike Score is 80, and Transit Score is 32.
Capital improvements include a newer roof, newer siding, and a brand-new boiler. Separate gas and electric service is provided for each apartment, and the tenant pays the water and sewer. The property is offered strictly AS-IS and was built in 1912. Walk Score is 88, Bike Score is 80, and Transit Score is 32.
Key Highlights
- Legal two‑family duplex with separate gas and electric utilities for each unit
- First‑floor unit is vacant with updated kitchen, granite countertops, new cabinets, fresh paint, and new doors
- Second‑floor unit is occupied by a long‑term tenant
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
$29,456
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
5.37%
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%
$589,120
$589.1K
Cap Rate 7%
$420,800
$420.8K
Cap Rate 9%
$327,289
$327.3K
Market Conditions
NOI Build-Up for 1,760 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
$45.0K $25.56/SF
− Vacancy
−$2.9K −$1.65/SF
EGI
$42.1K $23.91/SF
− OpEx
−$12.6K −$7.17/SF
NOI
$29.5K $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%
$589,120
Cap Rate 7%
$420,800
Cap Rate 9%
$327,289
Alternative Uses
Best Use
Multifamily LT 5
$420.8K
$368.2K – $490.9K
NOI $29,456 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$386.6K
$338.3K – $451.1K
NOI $27,065 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$459.6K
$402.1K – $536.2K
NOI $32,170 @ 7.0% cap · market cap 5.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4,353
Businesses Nearby
Explore this area
Business Placement
Demographics for 08901, NJ
56,278
Population
17,071
Households
3.3
Avg Household Size
27
Median Age
24%
College-Educated
66%
High-School Grad
6.3 sq mi
ZIP Area
8,933
Density / Sq Mi
$60,248
Median Household Income
$25,192
Median Earnings
$1,790
Median Rent
$316,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Legal two-family property with separate gas and electric utilities for each unit.
Where is this duplex located?
The property is located at 27 Alexander St New Brunswick, NJ.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Legal two‑family duplex with separate gas and electric utilities for each unit; First‑floor unit is vacant with updated kitchen, granite countertops, new cabinets, fresh paint, and new doors; Second‑floor unit is occupied by a long‑term tenant
