Flexible Storefront
For Sale
$350,000
330 Bordentown Avenue, South Amboy, NJ 08879
A versatile interior offers private rooms, on-site parking, and two restrooms for varied commercial uses.
Property Size760 SF
Price / SF$460.53
Days on Market11
Property Features for 330 Bordentown Avenue
General Information
Standard status
Active
Size
760 SF
Total Parking Spaces
3
Property subtype
Commercial
Amenities
Central air
Central Air Cooling
Forced Air Heating
Off Street
On Street
Shingle Roof
Tile Flooring
Wood Flooring
Building Details
Year Built
1987
Listing Agency:
EXIT REALTY EAST COAST SHIRVANIAN
(732) 946-2000
Listed By:
MARY HART
Source:
Corcoran
Added: Jul 30
Changed: Aug 8
Last Checked: Aug 8 at 7:40AM
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 EXIT REALTY EAST COAST SHIRVANIAN
Investment Insights
Based on property information with market context.
This 760-square-foot storefront property, built in 1987, contains five separate rooms arranged for adaptable commercial use. The layout can accommodate a barber or hair salon, nail studio, massage or wellness practice, boutique retail operation, or professional office. One full bathroom and one half bathroom support day-to-day occupancy, while the existing configuration can also serve as private offices, treatment rooms, or creative work areas.
The property is located at 330 Bordentown Avenue in South Amboy City, New Jersey. Three on-site parking spaces, a concrete driveway, and direct storefront exposure add practical convenience for customers, staff, and owner-operators. Its compact footprint and multi-room arrangement provide flexibility for an owner-user or investor evaluating a range of service, retail, wellness, or office applications.
The property is located at 330 Bordentown Avenue in South Amboy City, New Jersey. Three on-site parking spaces, a concrete driveway, and direct storefront exposure add practical convenience for customers, staff, and owner-operators. Its compact footprint and multi-room arrangement provide flexibility for an owner-user or investor evaluating a range of service, retail, wellness, or office applications.
Key Highlights
- 760 SF storefront property at 330 Bordentown Avenue, South Amboy City, NJ 08879
- Five‑room interior supports salon, wellness, retail, or professional office use
- Includes 1 full bath and 1 half 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
$11,628
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
3.32%
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%
$232,560
$232.6K
Cap Rate 7%
$166,114
$166.1K
Cap Rate 9%
$129,200
$129.2K
Market Conditions
NOI Build-Up for 760 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
$22.8K $30.00/SF
− Vacancy
−$7.3K −$9.60/SF
EGI
$15.5K $20.40/SF
− OpEx
−$3.9K −$5.10/SF
NOI
$11.6K $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%
$232,560
Cap Rate 7%
$166,114
Cap Rate 9%
$129,200
Alternative Uses
Best Use
Office B
$166.1K
$145.4K – $193.8K
NOI $11,628 @ 7.0% cap · market cap 3.32%
Second Best
Retail
$155.0K
$135.6K – $180.8K
NOI $10,848 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$198.5K
$173.7K – $231.5K
NOI $13,892 @ 7.0% cap · market cap 3.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
512
Businesses Nearby
Under-served
Demand for This Use
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
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- Eden Farm Fresh
Frequently Asked Questions
What type of property is this?
Storefront property - A versatile interior offers private rooms, on-site parking, and two restrooms for varied commercial uses.
Where is this storefront property located?
The property is located at 330 Bordentown Avenue South Amboy, NJ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 760 SF storefront property at 330 Bordentown Avenue, South Amboy City, NJ 08879; Five‑room interior supports salon, wellness, retail, or professional office use; Includes 1 full bath and 1 half bath
