Two-Story Office Building with
For Sale
Under Contract
$490,000
279 Amboy Avenue, Woodbridge, NJ 07095
COMMERCIAL - Woodbridge Proper, NJ
Property Size1,251 SF
Lot Size0.18 Acres
Price / SF$391.69
Days on Market181
Property Features for 279 Amboy Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-3
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Laundry Room, Bathroom 2, Bathroom 1
Parking
3
Parking features
Parking Lot, Driveway
Interior features
Refrigeration, Lighting Fixtures
Appliances
Refrigeration
Lot features
Near Public Transit, Near Shopping, Near Train
Directions
Route 35 or Amboy Avenue
Standard status
Active Under Contract
APN
25002630500031
Size
1,251 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8899
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Hot Water(Heating), Other (Heating)
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1945
Floors in Building
2
Flooring type
Tile, Tile - Ceramic, Carpet, Lighting fixtures
Building materials
Metal Siding
Roof type
Asphalt
Listing Agency:
COLDWELL BANKER REALTY · Coldwell Banker Real Estate
(732) 494-7700
Listed By:
Jennie Esposito
(732) 494-7700
Added: Feb 11
Changed: Aug 4
Last Checked: Aug 11 at 4:06AM
MLS# 2610559R
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 two-story office building includes a main level with three offices, an open and airy reception area, and a half bath. The upper level offers two additional offices and a full bath. A full basement with an outside exit provides added usable space, along with a side yard.
The property sits on a 0.1826-acre lot and is zoned B-3. Constructed in 1945 with metal siding and an asphalt roof, the building is served by public water and public sewer. Heating includes hot water/radiant systems, and cooling is provided by window units. Parking is available via a driveway and parking lot, with room to expand parking.
Interior features include lighting fixtures and refrigeration. Flooring includes carpet and ceramic tile.
The property sits on a 0.1826-acre lot and is zoned B-3. Constructed in 1945 with metal siding and an asphalt roof, the building is served by public water and public sewer. Heating includes hot water/radiant systems, and cooling is provided by window units. Parking is available via a driveway and parking lot, with room to expand parking.
Interior features include lighting fixtures and refrigeration. Flooring includes carpet and ceramic tile.
Key Highlights
- 0.1826‑acre lot zoned B‑3
- Main level: three offices plus open reception area and half bath
- Upper level: two offices plus full bath
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
$19,140
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
3.91%
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%
$382,800
$382.8K
Cap Rate 7%
$273,429
$273.4K
Cap Rate 9%
$212,667
$212.7K
Market Conditions
NOI Build-Up for 1,251 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
$37.5K $30.00/SF
− Vacancy
−$12.0K −$9.60/SF
EGI
$25.5K $20.40/SF
− OpEx
−$6.4K −$5.10/SF
NOI
$19.1K $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%
$382,800
Cap Rate 7%
$273,429
Cap Rate 9%
$212,667
Alternative Uses
Best Use
Office B
$273.4K
$239.3K – $319.0K
NOI $19,140 @ 7.0% cap · market cap 3.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$326.7K
$285.8K – $381.1K
NOI $22,866 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,083
Businesses Nearby
Explore this area
Business Placement
Demographics for 07095, NJ
19,839
Population
8,132
Households
2.4
Avg Household Size
39
Median Age
34%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
4,313
Density / Sq Mi
$99,718
Median Household Income
$56,988
Median Earnings
$2,077
Median Rent
$361,200
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 - B-3 zoned two-level office building with a full basement and outside exit plus parking lot on-site.
Where is this office building located?
The property is located at 279 Amboy Avenue Woodbridge, NJ.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 0.1826‑acre lot zoned B‑3; Main level: three offices plus open reception area and half bath; Upper level: two offices plus full bath
