Waterfront
For Sale
$599,999
275 Laurence Parkway, South Amboy, NJ 08879
MULTI_FAMILY - South Amboy, NJ
Property Size1,900 SF
Lot Size0.05 Acres
Price / SF$315.79
Days on Market49
Property Features for 275 Laurence Parkway
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi-Family, Mixed
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 5, Basement, Bedroom 2, Bedroom 4
Parking features
Off Street
Exterior features
Ocean View
Fencing
Fenced
Basement
Full, Walk-Out Access
View
Water
High school
Old Bridge
Directions
Shoreland Circle to Laurence Parkway
Subdivision
Laurence Harbor
Standard status
Active
APN
15-00009-0000-00275
Size
1,900 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7343
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Baseboard
Water source
Public
Water front features
Ocean Front
Water front
1
Amenities
basement
fenced yard
water views
Building Details
Year built
1915
Floors in Building
1
Number of units
2
Roof type
Shingle
Listing Agency:
Goldstone Realty
(732) 898-3400
Listed By:
Dominick Ali Jr.
(732) 898-3400
Added: Jun 30
Changed: Aug 13
Last Checked: Aug 17 at 7:06AM
MLS# 22619712
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.
This 1,900-square-foot duplex, built in 1915, contains two separate residences with independent entrances and utilities. The unit mix includes one two-bedroom, one-bath residence and one three-bedroom, one-bath residence. A basement provides additional storage, with any future use subject to local approvals. The property also includes a small fenced yard, off-street parking, forced-air and baseboard heating, a shingle roof, public water, and public sewer.
The home is positioned on 0.05 acres with ocean frontage and water views. Shopping, restaurants, major highways, and public transportation are identified nearby, adding convenience for occupants and visitors. Its two-unit configuration supports separate household living within one property.
The home is positioned on 0.05 acres with ocean frontage and water views. Shopping, restaurants, major highways, and public transportation are identified nearby, adding convenience for occupants and visitors. Its two-unit configuration supports separate household living within one property.
Key Highlights
- Two‑unit layout with one 2‑bedroom, 1‑bath residence and one 3‑bedroom, 1‑bath residence
- 1,900 square feet on a 0.05‑acre lot
- Ocean Front setting with Ocean View exterior feature
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
$31,799
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
5.30%
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%
$635,980
$636.0K
Cap Rate 7%
$454,271
$454.3K
Cap Rate 9%
$353,322
$353.3K
Market Conditions
NOI Build-Up for 1,900 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
$48.6K $25.56/SF
− Vacancy
−$3.1K −$1.65/SF
EGI
$45.4K $23.91/SF
− OpEx
−$13.6K −$7.17/SF
NOI
$31.8K $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%
$635,980
Cap Rate 7%
$454,271
Cap Rate 9%
$353,322
Alternative Uses
Best Use
Multifamily LT 5
$454.3K
$397.5K – $530.0K
NOI $31,799 @ 7.0% cap · market cap 5.30%
Second Best
Apartment 5plus
$417.4K
$365.2K – $487.0K
NOI $29,218 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$496.1K
$434.1K – $578.8K
NOI $34,729 @ 7.0% cap · market cap 5.79%
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
92
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences offer distinct entrances, utilities, and flexible occupancy options in a waterfront setting.
Where is this duplex located?
The property is located at 275 Laurence Parkway South Amboy, NJ.
What is the asking price?
The asking price for this property is $599,999.
What are key features of this property?
This property features: Two‑unit layout with one 2‑bedroom, 1‑bath residence and one 3‑bedroom, 1‑bath residence; 1,900 square feet on a 0.05‑acre lot; Ocean Front setting with Ocean View exterior feature
