Retail Building for
For Sale
$2,800,000
425 Lincoln Highway, Iselin, NJ 08830
Retail building on a lumber yard site, built in 1965, with R-27A4 zoning allowing multiple commercial and residential uses.
Property Size8,400 SF
Price / SF$333.33
Days on Market87
Property Features for 425 Lincoln Highway
General Information
Standard status
Active
Size
8,400 SF
Property subtype
Retail
Zoning
R27A4
Site & Location
Traffic Count
14,028 vehicles/day
Highway Access
Yes
Building Details
Building Size
8,400 SF
Year Built
1965
Listing Agency:
Sitar Realty Company - Corporate
Listed By:
William Sitar Jr. · License #321841
(973) 202-9119
Source:
Sitarcompany
Added: Jun 11
Changed: Sep 4
Last Checked: Sep 5 at 4:04AM
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 Sitar Realty Company - Corporate
Investment Insights
Based on property information with market context.
The property is an approximately 8,400 SF retail building constructed in 1965, offered for sale as a redevelopment opportunity. The site is described as a lumber yard, and the offering includes zoning details for R-27A4 (Route 27 Area 4) in Woodbridge, NJ.
The property is located less than 1 mile from Exit 132 of the Garden State Parkway (North & South). The recorded traffic count is 14,028 VPD. The R-27A4 district is intended to support a mix of dining, commercial, and residential uses along the Route 27 corridor, with permitted uses including restaurants, bars, and fast-food; financial institutions and offices (including medical and dental); health/fitness clubs; daycare centers; and multi-family residential developments. For full information, the Area 4 Redevelopment Plan is referenced under the documents tab on the property website.
Property taxes are listed as $23,721 for 2025.
The property is located less than 1 mile from Exit 132 of the Garden State Parkway (North & South). The recorded traffic count is 14,028 VPD. The R-27A4 district is intended to support a mix of dining, commercial, and residential uses along the Route 27 corridor, with permitted uses including restaurants, bars, and fast-food; financial institutions and offices (including medical and dental); health/fitness clubs; daycare centers; and multi-family residential developments. For full information, the Area 4 Redevelopment Plan is referenced under the documents tab on the property website.
Property taxes are listed as $23,721 for 2025.
Key Highlights
- ±8,400 SF retail building on a lumber yard site, constructed in 1965
- Less than 1 mile from Exit 132 of the Garden State Parkway (N/S)
- Zoned R‑27A4 (Route 27 Area 4) in Woodbridge, NJ
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
$119,896
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
4.28%
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%
$2,397,920
$2.4M
Cap Rate 7%
$1,712,800
$1.7M
Cap Rate 9%
$1,332,178
$1.3M
Market Conditions
NOI Build-Up for 8,400 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
$181.4K $21.60/SF
− Vacancy
−$10.2K −$1.21/SF
EGI
$171.3K $20.39/SF
− OpEx
−$51.4K −$6.12/SF
NOI
$119.9K $14.27/SF
Area
Middlesex County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$2,397,920
Cap Rate 7%
$1,712,800
Cap Rate 9%
$1,332,178
Alternative Uses
Best Use
Retail
$1.71M
$1.50M – $2.00M
NOI $119,896 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.19M
$1.92M – $2.56M
NOI $153,539 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
14,028 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,453
Businesses Nearby
12k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 67%
Shops & Services 33%
Dunkin' Donuts
Dining
7,860 visits/mo
0.2 miles
The UPS Store
Shops & Services
2,757 visits/mo
0.2 miles
Enterprise Car Sales
Shops & Services
1,040 visits/mo
0.3 miles
Demographics for 08830, NJ
20,088
Population
6,618
Households
3
Avg Household Size
39
Median Age
55%
College-Educated
89%
High-School Grad
3.2 sq mi
ZIP Area
6,278
Density / Sq Mi
$112,615
Median Household Income
$61,805
Median Earnings
$2,051
Median Rent
$394,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail building on a lumber yard site, built in 1965, with R-27A4 zoning allowing multiple commercial and residential uses.
Where is this retail space located?
The property is located at 425 Lincoln Highway Iselin, NJ.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: ±8,400 SF retail building on a lumber yard site, constructed in 1965; Less than 1 mile from Exit 132 of the Garden State Parkway (N/S); Zoned R‑27A4 (Route 27 Area 4) in Woodbridge, NJ
