Renovated Standalone Office
New
For Sale
$1,466,000
330 New Brunswick Avenue, Fords, NJ 08863
Commercial Sale, Fords, NJ
Property Size4,190 SF
Lot Size0.26 Acres
Price / SF$349.88
Days on Market1
Property Features for 330 New Brunswick Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2
Parking
12
Interior features
Refrigeration
Appliances
Refrigeration
Lot features
Commercial Area, Highway Commercial, Highway Location
Directions
Located minutes from the GSP, the NJTP, Routes 9 & 35, and 440/287 for quick and easy access.
Standard status
Active
APN
250001400000000103
Size
4,190 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
22990
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1955
Floors in Building
2
Flooring type
Tile - Ceramic, Laminate, Wood
Building materials
Brick
Roof type
Rubber
Listing Agency:
DAVIS REALTORS
(732) 254-6700
Listed By:
Brian Walsh
(908) 510-7089
Added: Sep 28
Last Checked: Sep 28 at 8:06PM
MLS# 2705302R
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 brick office property contains 4,190 square feet across two levels on a 0.2583-acre parcel. Renovated throughout, it has distinct front and rear entrances and separate metering for each floor. The main level includes three private offices, three restrooms, a conference room, reception and waiting space, and a kitchenette. The lower level offers two offices, two restrooms, a workstation area, a server room, and a breakroom with kitchenette. Central air, forced-air heating, and a security system with key-fob access are in place.
The property is at 330 New Brunswick Avenue in Fords, with access to the Garden State Parkway, Routes 9 and 35, and 440/287. On-site parking is provided, with additional street parking noted. Zoning is B2.
The property is at 330 New Brunswick Avenue in Fords, with access to the Garden State Parkway, Routes 9 and 35, and 440/287. On-site parking is provided, with additional street parking noted. Zoning is B2.
Key Highlights
- 4,190 SF across 2 levels on a 0.2583‑acre parcel
- 12 on‑site parking spaces, plus additional street parking
- Separate front and rear entrances with individual floor metering
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
$64,107
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
4.37%
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%
$1,282,140
$1.3M
Cap Rate 7%
$915,814
$915.8K
Cap Rate 9%
$712,300
$712.3K
Market Conditions
NOI Build-Up for 4,190 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
$125.7K $30.00/SF
− Vacancy
−$40.2K −$9.60/SF
EGI
$85.5K $20.40/SF
− OpEx
−$21.4K −$5.10/SF
NOI
$64.1K $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%
$1,282,140
Cap Rate 7%
$915,814
Cap Rate 9%
$712,300
Alternative Uses
Best Use
Office B
$915.8K
$801.3K – $1.07M
NOI $64,107 @ 7.0% cap · market cap 4.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$957.3K – $1.28M
NOI $76,586 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
685
Businesses Nearby
Explore this area
Business Placement
Demographics for 08863, NJ
12,939
Population
4,770
Households
2.7
Avg Household Size
40
Median Age
39%
College-Educated
91%
High-School Grad
1.7 sq mi
ZIP Area
7,611
Density / Sq Mi
$116,250
Median Household Income
$61,018
Median Earnings
$1,976
Median Rent
$414,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Separate entrances and floor-specific metering accommodate a two-user layout.
Where is this office building located?
The property is located at 330 New Brunswick Avenue Fords, NJ.
What is the asking price?
The asking price for this property is $1,466,000.
What are key features of this property?
This property features: 4,190 SF across 2 levels on a 0.2583‑acre parcel; 12 on‑site parking spaces, plus additional street parking; Separate front and rear entrances with individual floor metering
