Two-Story Office
For Sale
Under Contract
$499,000
32 Jefferson Plaza, South Brunswick, NJ 08540
Commercial Sale, South Brunswick, NJ
Property Size2,000 SF
Price / SF$249.50
Days on Market96
Property Features for 32 Jefferson Plaza
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
OR
Parking
3
Directions
One block from the intersection of Route 1 & Raymond Rd. Minutes from Downtown Princeton.
Standard status
Active Under Contract
APN
21000960600032
Size
2,000 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9312
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
2
Flooring type
Tile
Building materials
Brick
Roof type
Asphalt
Listing Agency:
DAVIS REALTORS
Listed By:
Brian Walsh
(732) 254-6700
Added: Jun 1
Changed: Aug 30
Last Checked: Sep 4 at 3:06AM
MLS# 2616691R
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 condominium contains 2,000 square feet, with 1,000 square feet on each level. The renovated interior includes multiple private offices, open work areas, an IT room, kitchen area, and an ADA bathroom on both floors. Large windows, new flooring, LED lighting, and Nest thermostats contribute to a move-in-ready workspace. Each floor has separate HVAC, and a three-phase Generac generator and alarm system are included.
The property sits at the entrance to the office complex, near the Route 1 and Raymond Road intersection, with access to I-295 and the New Jersey Turnpike. The layout supports separate use of each level, while common-area separation provides functional division between floors. Three dedicated parking spaces are included, along with additional shared on-site parking. The property is zoned OR.
The property sits at the entrance to the office complex, near the Route 1 and Raymond Road intersection, with access to I-295 and the New Jersey Turnpike. The layout supports separate use of each level, while common-area separation provides functional division between floors. Three dedicated parking spaces are included, along with additional shared on-site parking. The property is zoned OR.
Key Highlights
- 2,000 SF office condominium with 1,000 SF on each floor
- Two‑floor layout includes private offices and open work areas
- Renovated interior with new flooring and LED‑efficient lighting
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
$30,600
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
6.13%
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%
$612,000
$612.0K
Cap Rate 7%
$437,143
$437.1K
Cap Rate 9%
$340,000
$340.0K
Market Conditions
NOI Build-Up for 2,000 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
$60.0K $30.00/SF
− Vacancy
−$19.2K −$9.60/SF
EGI
$40.8K $20.40/SF
− OpEx
−$10.2K −$5.10/SF
NOI
$30.6K $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%
$612,000
Cap Rate 7%
$437,143
Cap Rate 9%
$340,000
Alternative Uses
Best Use
Office B
$437.1K
$382.5K – $510.0K
NOI $30,600 @ 7.0% cap · market cap 6.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$522.2K
$457.0K – $609.3K
NOI $36,557 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
331
Businesses Nearby
Explore this area
Business Placement
Demographics for 08540, NJ
48,216
Population
19,255
Households
2.5
Avg Household Size
41
Median Age
82%
College-Educated
98%
High-School Grad
51.7 sq mi
ZIP Area
933
Density / Sq Mi
$169,898
Median Household Income
$80,357
Median Earnings
$2,083
Median Rent
$723,400
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 units - Renovated office condominium with separate floor layouts, dedicated parking, and flexible occupancy for one or two users.
Where is this office units located?
The property is located at 32 Jefferson Plaza South Brunswick, NJ.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2,000 SF office condominium with 1,000 SF on each floor; Two‑floor layout includes private offices and open work areas; Renovated interior with new flooring and LED‑efficient lighting
