Waterfront Mixed-Use
New
For Sale
$599,999
275 Laurence Parkway, South Amboy, NJ 08879
COMMERCIAL - South Amboy, NJ
Property Size1,120 SF
Lot Size0.05 Acres
Price / SF$535.71
Days on Market1
Property Features for 275 Laurence Parkway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Multi-Family
Rooms
Basement
Parking features
Parking Lot, Off Street
Fencing
Fenced
Basement
Full, Walk-Out Access
Lot features
Beachfront
Directions
Laurence Parkway
Subdivision
Laurence Harbor
Standard status
Active
APN
15-00009-0000-00275
Size
1,120 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7343
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Forced Air
Water source
Public
Water front features
Ocean Front
Water front
1
Building Details
Year built
1915
Floors in Building
3
Roof type
Shingle
Listing Agency:
Goldstone Realty
(732) 898-3400
Listed By:
Dominick Ali Jr.
(732) 898-3400
Added: Aug 13
Last Checked: Aug 13 at 8:06PM
MLS# 22625149
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 mixed-use property contains 1,120 square feet on a 0.05-acre lot and was built in 1915. The two-family configuration includes separate entrances and utilities, with one residence offering 2 bedrooms and 1 bath and the other providing 3 bedrooms and 1 bath. A basement level adds potential for business, office, studio, or other commercial use, subject to zoning and municipal approvals.
The property is identified as ocean front and offers water views from the premises. Parking includes a parking lot and off-street spaces, while the site is fenced. Public water and public sewer serve the property. Baseboard and forced-air heating systems are present, and the shingle roof completes the existing improvements.
The property is identified as ocean front and offers water views from the premises. Parking includes a parking lot and off-street spaces, while the site is fenced. Public water and public sewer serve the property. Baseboard and forced-air heating systems are present, and the shingle roof completes the existing improvements.
Key Highlights
- Two‑family layout with separate entrances and utilities
- Unit mix includes 2 bedrooms and 1 bath plus 3 bedrooms and 1 bath
- 1,120 square feet on a 0.05‑acre lot
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
$18,745
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
3.12%
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%
$374,900
$374.9K
Cap Rate 7%
$267,786
$267.8K
Cap Rate 9%
$208,278
$208.3K
Market Conditions
NOI Build-Up for 1,120 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
$28.6K $25.56/SF
− Vacancy
−$1.8K −$1.65/SF
EGI
$26.8K $23.91/SF
− OpEx
−$8.0K −$7.17/SF
NOI
$18.7K $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%
$374,900
Cap Rate 7%
$267,786
Cap Rate 9%
$208,278
Alternative Uses
Best Use
Multifamily LT 5
$267.8K
$234.3K – $312.4K
NOI $18,745 @ 7.0% cap · market cap 3.12%
Second Best
Apartment 5plus
$246.0K
$215.3K – $287.1K
NOI $17,223 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$292.5K
$255.9K – $341.2K
NOI $20,472 @ 7.0% cap · market cap 3.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
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 Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two residential units accompany a basement area with potential business or office use, subject to zoning and municipal approvals.
Where is this mixed-use property 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‑family layout with separate entrances and utilities; Unit mix includes 2 bedrooms and 1 bath plus 3 bedrooms and 1 bath; 1,120 square feet on a 0.05‑acre lot
