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    High-Visibility Commercial Property on Route 28 Title is generated by Realmo AI

    454-460 W Union Ave, Bound Brook, NJ 08805

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    For Sale
    $1,875,000

    Owner-user commercial property in Bound Brook's B-1 General Business District.

    Type:Commercial
    Lot size:
    0.26 Acres
    Added:
    Feb 10, 2026
    Days on Market:
    114
    Last Refresh:
    May 11 at 1:47 am

    Property Features for 454-460 W Union Ave

    General Information

    Standard status
    Active
    Lot size
    0.26 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1968

    We can help!

    Listing Contact
    STEWART S DANIELS
    STEWART S DANIELS

    Listing agent STEWART S DANIELS License #0895636

    Listing office RE/MAX PINNACLE

    Listing date Feb 10, 2026

    Source Corcoran

    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 RE/MAX PINNACLE

    HighLights

    • High‑visibility location on Route 28 (W Union Ave) with monument signage.
    • Delivered vacant at closing for immediate owner‑user occupancy.
    • Flexible B‑1 zoning permits a wide range of commercial uses.
    • Convenient access to I‑287, Route 22, and the Bound Brook NJ Transit rail station.
    • Structural upgrades completed in 2014 with metal I‑beam construction.
    • Multi‑zone HVAC and fire alarm system.

    Overview

    This high-visibility commercial property is located in the Borough's B-1 General Business District. The building is currently owner-occupied and will be delivered vacant at closing, providing immediate occupancy for an owner-user, operator, or end-user. The B-1 zoning permits a wide range of commercial, service, institutional, and cultural uses, including retail, professional and medical offices, personal and business services, hospitality, fitness and recreational facilities, cultural venues, educational uses, and houses of worship, plus customary accessory uses. The flexible zoning supports various business models and adaptive reuse opportunities. Positioned along Route 28 (W Union Ave), a primary commercial corridor, the property offers monument signage and strong visibility to both eastbound and westbound traffic. The location benefits from proximity to downtown Bound Brook, established businesses, and surrounding residential neighborhoods. Convenient access to I-287 and Route 22 provides excellent regional connectivity throughout Somerset County and Central New Jersey. The Bound Brook NJ Transit rail station is nearby, offering direct service to Newark with connections to NYC. Capital improvements completed in 2014 include structural upgrades with metal I-beam construction. The building features a fire alarm system and multi-zone HVAC for operational flexibility. The seller will consider lease or lease with option to purchase. It is not offered as an investment property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Bound Brook
    County
    Somerset
    State
    New Jersey
    Longitude
    -74.546
    Latitude
    40.5677

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    FAQs

    What type of property is this?
    Office building - Owner-user commercial property in Bound Brook's B-1 General Business District.
    Where is this office building located?
    The property is located at 454-460 W Union Ave Bound Brook, NJ.
    What is the asking price?
    The asking price for this property is $1,875,000.
    What are key features of this property?
    This property features: High‑visibility location on Route 28 (W Union Ave) with monument signage.; Delivered vacant at closing for immediate owner‑user occupancy.; Flexible B‑1 zoning permits a wide range of commercial uses.
    (908) 306-9600
    We can help!
    Listing Contact
    STEWART S DANIELS
    STEWART S DANIELS
    Real Estate License ID: 0895636
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    454-460 W Union Ave, BOUND BROOK, NJ 08805
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