Two-Level Office
For Sale
$490,000
279 Amboy Ave, Woodbridge, NJ 07095
Office building with three main-level offices, a reception area, and additional upper-level offices.
Property Size1,251 SF
Price / SF$391.69
Days on Market207
Property Features for 279 Amboy Ave
General Information
Standard status
Active
Size
1,251 SF
Additional Details
Office Units
5
Taxes and HOA fees
Annual Taxes
$8,899
Amenities
open and airy reception area
1/2 bath
full bath
full basement with outside exit
side yard
room to expand parking
Listing Agency:
COLDWELL BANKER REALTY
(732) 494-7700
Listed By:
JENNIE M. ESPOSITO
(908) 337-2798
Source:
Exprealty
Added: Feb 11
Changed: Aug 31
Last Checked: Sep 5 at 12:20PM
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 COLDWELL BANKER REALTY
Investment Insights
Based on property information with market context.
This two-level office building is currently configured as an attorney and accounting office. The main level includes three offices, an open and airy reception area, and a half bath. The upper level has two additional offices and a full bath.
A full basement with an outside exit provides additional flexible space, along with a side yard. The property also offers room to expand parking.
The building’s existing office layout includes dedicated office rooms on both levels, supported by reception and restroom facilities, plus the basement access from outside.
A full basement with an outside exit provides additional flexible space, along with a side yard. The property also offers room to expand parking.
The building’s existing office layout includes dedicated office rooms on both levels, supported by reception and restroom facilities, plus the basement access from outside.
Key Highlights
- Office building currently used as an attorney & accounting office
- Main level includes 3 offices, an open reception area, and a 1/2 bath
- Upper level offers 2 additional offices and a 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
Lease Details
5
Office units
Location Intelligence
Trade Area within ½ mile
1,159
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
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Frequently Asked Questions
What type of property is this?
Office building - Office building with three main-level offices, a reception area, and additional upper-level offices.
Where is this office building located?
The property is located at 279 Amboy Ave 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: Office building currently used as an attorney & accounting office; Main level includes 3 offices, an open reception area, and a 1/2 bath; Upper level offers 2 additional offices and a full bath
