Three-Unit Mixed-Use
For Sale
$490,000
353 Main Street A, Middlesex, NJ 08846
Three-unit commercial building with two private offices on the main level and an upper-level component.
Property Size1,615 SF
Price / SF$303.41
Days on Market8
Property Features for 353 Main Street A
General Information
Standard status
Active
Size
1,615 SF
Building Details
Year Built
1933
Listing Agency:
Mid-State Realty
(732) 251-8900
Listed By:
John Profaci · License #9231545
Source:
Soldbypattie
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 30 at 8:06PM
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 Mid-State Realty
Investment Insights
Based on property information with market context.
This 1,615-square-foot mixed-use property is arranged as a three-unit commercial building with two private offices on the main level. The offices together provide approximately 500 square feet of space, while an additional upper-level component expands the building’s configuration. The property was built in 1933 and is offered in its existing AS IS condition.
Located at 353 Main Street A in Spotswood, New Jersey, the building sits within the Spotswood business district. Its layout includes established office space and multiple commercial components within a compact property, creating a straightforward option for an owner-user or purchaser evaluating a small mixed-use asset.
Located at 353 Main Street A in Spotswood, New Jersey, the building sits within the Spotswood business district. Its layout includes established office space and multiple commercial components within a compact property, creating a straightforward option for an owner-user or purchaser evaluating a small mixed-use asset.
Key Highlights
- 1,615 SF mixed‑use commercial property
- Three‑unit building configuration
- Two main‑level private offices totaling approximately 500 sq ft
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
$24,710
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
5.04%
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%
$494,200
$494.2K
Cap Rate 7%
$353,000
$353.0K
Cap Rate 9%
$274,556
$274.6K
Market Conditions
NOI Build-Up for 1,615 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
$48.5K $30.00/SF
− Vacancy
−$15.5K −$9.60/SF
EGI
$32.9K $20.40/SF
− OpEx
−$8.2K −$5.10/SF
NOI
$24.7K $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%
$494,200
Cap Rate 7%
$353,000
Cap Rate 9%
$274,556
Alternative Uses
Best Use
Office B
$353.0K
$308.9K – $411.8K
NOI $24,710 @ 7.0% cap · market cap 5.04%
Second Best
Mixed Use
$199.6K
$174.7K – $232.9K
NOI $13,974 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$421.7K
$369.0K – $492.0K
NOI $29,520 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
433
Businesses Nearby
Explore this area
Business Placement
Demographics for 08846, NJ
14,636
Population
5,703
Households
2.6
Avg Household Size
40
Median Age
34%
College-Educated
91%
High-School Grad
3.5 sq mi
ZIP Area
4,182
Density / Sq Mi
$107,063
Median Household Income
$58,140
Median Earnings
$1,493
Median Rent
$414,600
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?
Mixed-use property - Three-unit commercial building with two private offices on the main level and an upper-level component.
Where is this mixed-use property located?
The property is located at 353 Main Street A Middlesex, NJ.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 1,615 SF mixed‑use commercial property; Three‑unit building configuration; Two main‑level private offices totaling approximately 500 sq ft
