Two-Story Professional Office
For Sale
Contact for pricing
40 Ethel Rd, Edison, NJ 08817
Well-maintained two-story office building with an elevator, strong Ethel Road frontage, and parking for about 50 vehicles.
Property Size11,700 SF
Lot Size1.85 Acres
Price / SF$273.50
Days on Market140
Property Features for 40 Ethel Rd
General Information
Standard status
Active
Size
11,700 SF
Total Parking Spaces
50
Lot size
1.85 Acres
Property subtype
Office
Additional Details
Road Access
Yes
Amenities
elevator
landscaped grounds
outdoor seating area
Building Details
Stories
2
Units
1
Construction
block steel frame
Listing Agency:
Zimmel Associates
Listed By:
Jordan Zimmel · License #NJ 0894842
(732) 661-9200
Source:
Crexi
Added: Apr 20
Changed: Aug 24
Last Checked: Sep 3 at 3:41AM
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 Zimmel Associates
Investment Insights
Based on property information with market context.
40 Ethel Road is a well-maintained, two-story professional office building totaling 11,700 SF, constructed with a block steel frame. The property includes an elevator and landscaped grounds, along with an outdoor seating area. The building is currently occupied by Eichen, Crutchlow & Zaslow, LLP, and is for sale with a 7-year sale-leaseback option, with the owner also willing to vacate for a full-building user.
The property offers strong frontage on Ethel Road and features a generous 50-car parking field for employees and visitors. It is positioned for professional or medical office use, supported by the building’s office configuration and on-site amenities.
The property offers strong frontage on Ethel Road and features a generous 50-car parking field for employees and visitors. It is positioned for professional or medical office use, supported by the building’s office configuration and on-site amenities.
Key Highlights
- Well‑maintained 11,700 SF two‑story professional office building at 40 Ethel Road, Edison, NJ 08817
- Located on 1.85 acres with strong frontage on Ethel Road
- Block steel frame building with elevator
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
$191,120
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
5.97%
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%
$3,822,400
$3.8M
Cap Rate 7%
$2,730,286
$2.7M
Cap Rate 9%
$2,123,556
$2.1M
Market Conditions
NOI Build-Up for 11,700 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
$308.9K $26.40/SF
− Vacancy
−$54.1K −$4.62/SF
EGI
$254.8K $21.78/SF
− OpEx
−$63.7K −$5.44/SF
NOI
$191.1K $16.33/SF
Area
Edison, NJ
Vacancy
17.50%
Lease Rate
$26.40 /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%
$3,822,400
Cap Rate 7%
$2,730,286
Cap Rate 9%
$2,123,556
Alternative Uses
Best Use
Office B
$2.73M
$2.39M – $3.19M
NOI $191,120 @ 7.0% cap · market cap 5.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.79M
$3.32M – $4.42M
NOI $265,435 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
806
Businesses Nearby
Explore this area
Business Placement
Demographics for 08817, NJ
48,243
Population
17,260
Households
2.8
Avg Household Size
37
Median Age
49%
College-Educated
91%
High-School Grad
10.6 sq mi
ZIP Area
4,551
Density / Sq Mi
$109,734
Median Household Income
$54,631
Median Earnings
$1,946
Median Rent
$411,100
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?
Office building - Well-maintained two-story office building with an elevator, strong Ethel Road frontage, and parking for about 50 vehicles.
Where is this office building located?
The property is located at 40 Ethel Rd Edison, NJ.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Well‑maintained 11,700 SF two‑story professional office building at 40 Ethel Road, Edison, NJ 08817; Located on 1.85 acres with strong frontage on Ethel Road; Block steel frame building with elevator
