Colonial Duplex with
For Sale
$660,000
44 High Street, New Brunswick, NJ 08901
SINGLE_FAMILY - Colonial - New Brunswick, NJ
Property Size1,964 SF
Lot Size0.05 Acres
Price / SF$336.05
Days on Market97
Property Features for 44 High Street
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 2, Basement, Bedroom 1, Bedroom 4
Basement
Unfinished
Directions
use gps
Standard status
Active
APN
13-00417-0000-00048
Size
1,964 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9505
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Water source
Public
Building Details
Year built
1922
Floors in Building
2
Roof type
Shingle
Architectural style
Colonial
Listing Agency:
Reliable Realty LLC
(732) 604-7874
Listed By:
Luke Graham
(732) 604-7874
Added: May 28
Changed: Aug 16
Last Checked: Sep 1 at 4:06AM
MLS# 22615855
Copyright © 2026 More 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 Colonial-style duplex at 44 High Street was built in 1922 and includes a basement. The home features four bedrooms and two bathrooms, with hot water heating. The roof is shingle, and the property is served by public water and public sewer.
Set on a 0.05-acre lot, the property totals 1,964 square feet. Its duplex layout supports either owner-occupancy or rental use, depending on how you plan to operate the two units.
For buyers looking for a smaller-lot duplex with established infrastructure, this one’s fundamentals are straightforward: public utilities, a basement, and hot water heating in a Colonial package.
Set on a 0.05-acre lot, the property totals 1,964 square feet. Its duplex layout supports either owner-occupancy or rental use, depending on how you plan to operate the two units.
For buyers looking for a smaller-lot duplex with established infrastructure, this one’s fundamentals are straightforward: public utilities, a basement, and hot water heating in a Colonial package.
Key Highlights
- Colonial duplex built in 1922
- 4 bedrooms and 2 bathrooms
- 1,964 SF total building size
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
$32,870
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
4.98%
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%
$657,400
$657.4K
Cap Rate 7%
$469,571
$469.6K
Cap Rate 9%
$365,222
$365.2K
Market Conditions
NOI Build-Up for 1,964 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
$50.2K $25.56/SF
− Vacancy
−$3.2K −$1.65/SF
EGI
$47.0K $23.91/SF
− OpEx
−$14.1K −$7.17/SF
NOI
$32.9K $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%
$657,400
Cap Rate 7%
$469,571
Cap Rate 9%
$365,222
Alternative Uses
Best Use
Multifamily LT 5
$469.6K
$410.9K – $547.8K
NOI $32,870 @ 7.0% cap · market cap 4.98%
Second Best
Apartment 5plus
$431.5K
$377.5K – $503.4K
NOI $30,202 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$512.8K
$448.7K – $598.3K
NOI $35,899 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,465
Businesses Nearby
Explore this area
Business Placement
Demographics for 08901, NJ
56,278
Population
17,071
Households
3.3
Avg Household Size
27
Median Age
24%
College-Educated
66%
High-School Grad
6.3 sq mi
ZIP Area
8,933
Density / Sq Mi
$60,248
Median Household Income
$25,192
Median Earnings
$1,790
Median Rent
$316,800
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 - Colonial duplex built in 1922 with public water and public sewer, shingle roof, and hot water heating.
Where is this duplex located?
The property is located at 44 High Street New Brunswick, NJ.
What is the asking price?
The asking price for this property is $660,000.
What are key features of this property?
This property features: Colonial duplex built in 1922; 4 bedrooms and 2 bathrooms; 1,964 SF total building size
