Two-Unit Duplex with Finished
New
For Sale
$745,000
35 Lavern Street, Sayreville, NJ 08872
Residential Income, Sayreville, NJ
Property Size1,440 SF
Lot Size0.15 Acres
Price / SF$517.36
Days on Market4
Property Features for 35 Lavern Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-7
Zoning description
Buyer Should Verify
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Basement
Interior features
Unit 1(1 Bath, 2 Bedrooms), Unit 2(1 Bath, 2 Bedrooms)
Appliances
Water Heater(Gas), Water Heater, Unit 1(Range/Oven, Refrigerator), Unit 2(Range/Oven, Refrigerator)
Elementary school district
Sayreville Ps
Middle school district
Sayreville Ps
High school district
Sayreville Ps
Standard status
Active
APN
190011400000002402
Size
1,440 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8725
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Other (Heating)
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Year built
1954
Floors in Building
2
Building materials
Brick, Vinyl Siding
Listing Agency:
EXP REALTY, LLC
(866) 201-6210
Listed By:
Jason Eckert
(973) 766-3829
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 5 at 3:06AM
MLS# 2770444M
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 duplex offers 1440 square feet across two residential units. Each unit includes two bedrooms, one full bathroom, and a finished basement with an additional full bathroom. Unit amenities include a range/oven and refrigerator, while the property also has gas water heaters, hot-water heating, and wall-unit cooling.
Built in 1954, the building combines brick and vinyl siding construction on a 0.1463-acre lot. Public water and public sewer serve the property, which is zoned R-7. The sale is offered in as-is condition at 35 Lavern Street in Sayreville, New Jersey.
Built in 1954, the building combines brick and vinyl siding construction on a 0.1463-acre lot. Public water and public sewer serve the property, which is zoned R-7. The sale is offered in as-is condition at 35 Lavern Street in Sayreville, New Jersey.
Key Highlights
- Two‑unit duplex with two bedrooms and one full bathroom in each unit
- Finished basement and additional full bathroom associated with each unit
- 1440 square feet on a 0.1463‑acre lot
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
$24,100
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
3.23%
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%
$482,000
$482.0K
Cap Rate 7%
$344,286
$344.3K
Cap Rate 9%
$267,778
$267.8K
Market Conditions
NOI Build-Up for 1,440 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
$36.8K $25.56/SF
− Vacancy
−$2.4K −$1.65/SF
EGI
$34.4K $23.91/SF
− OpEx
−$10.3K −$7.17/SF
NOI
$24.1K $16.74/SF
Area
Middlesex County, NJ
Vacancy
6.46%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
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%
$482,000
Cap Rate 7%
$344,286
Cap Rate 9%
$267,778
Alternative Uses
Best Use
Multifamily LT 5
$344.3K
$301.3K – $401.7K
NOI $24,100 @ 7.0% cap · market cap 3.23%
Second Best
Apartment 5plus
$316.3K
$276.8K – $369.1K
NOI $22,144 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$376.0K
$329.0K – $438.7K
NOI $26,321 @ 7.0% cap · market cap 3.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
288
Businesses Nearby
Explore this area
Business Placement
Demographics for 08872, NJ
20,351
Population
7,837
Households
2.6
Avg Household Size
39
Median Age
36%
College-Educated
90%
High-School Grad
9.5 sq mi
ZIP Area
2,142
Density / Sq Mi
$97,204
Median Household Income
$50,654
Median Earnings
$1,594
Median Rent
$404,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence includes basement space and full bathrooms serving both units.
Where is this duplex located?
The property is located at 35 Lavern Street Sayreville, NJ.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms and one full bathroom in each unit; Finished basement and additional full bathroom associated with each unit; 1440 square feet on a 0.1463‑acre lot
