Multifamily Property with Finished
New
For Sale
$745,000
35 Lavern Street, Sayreville, NJ 08872
Multifamily property offering two-bedroom layouts, full bathrooms, and finished basement space.
Property Size1,440 SF
Price / SF$517.36
Days on Market4
Property Features for 35 Lavern Street
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Multi-family
Building Details
Year Built
1954
Listing Agency:
EXP REALTY,LLC
Listed By:
JASON ECKERT
(833) 740-1234
Source:
Actionplusrealty
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 4 at 3:08PM
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 EXP REALTY,LLC
Investment Insights
Based on property information with market context.
Built in 1954, this 1,440-square-foot multifamily property features units with two bedrooms and one full bathroom. Each unit also includes a finished basement with an additional full bathroom, providing expanded usable space within the existing configuration.
The property is located at 35 Lavern Street in Sayreville, New Jersey. It is being offered in as-is condition, with the sale subject to the property’s existing condition.
The property is located at 35 Lavern Street in Sayreville, New Jersey. It is being offered in as-is condition, with the sale subject to the property’s existing condition.
Key Highlights
- 1,440‑square‑foot multifamily property
- Each unit includes 2 bedrooms and 1 full bathroom
- Finished basement in each unit
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
$22,144
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
2.97%
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%
$442,880
$442.9K
Cap Rate 7%
$316,343
$316.3K
Cap Rate 9%
$246,044
$246.0K
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
$43.2K $30.00/SF
− Vacancy
−$2.9K −$2.04/SF
EGI
$40.3K $27.96/SF
− OpEx
−$18.1K −$12.58/SF
NOI
$22.1K $15.38/SF
Area
Middlesex County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$442,880
Cap Rate 7%
$316,343
Cap Rate 9%
$246,044
Alternative Uses
Best Use
Apartment 5plus
$316.3K
$276.8K – $369.1K
NOI $22,144 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
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?
Multifamily property - Multifamily property offering two-bedroom layouts, full bathrooms, and finished basement space.
Where is this multifamily property 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: 1,440‑square‑foot multifamily property; Each unit includes 2 bedrooms and 1 full bathroom; Finished basement in each unit
