Leased Restaurant
For Sale
$699,000
Pending
462 Amboy Avenue Perth Amboy, Perth Amboy, NJ 08861
C-1-zoned restaurant property in Perth Amboy with an existing five-year lease.
Property Size1,975 SF
Days on Market54
Property Features for 462 Amboy Avenue Perth Amboy
General Information
Standard status
Pending
Size
1,975 SF
Total Parking Spaces
1
Zoning
C-1
Taxes and HOA fees
Annual Taxes
$8,130
Amenities
See Remarks
1
Commercial Area
Public
0.0723
105.00 x 0.00
1975
Building Details
Building Size
1,975 SF
Year Built
1920
Stories
1
Listing Agency:
(732) 991-3166
Listed By:
Steven Bonavita · License #1429895
(732) 991-3166
Source:
Sbonavita.remax
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 29 at 11:18PM
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 Steven Bonavita
Investment Insights
Based on property information with market context.
This restaurant property at 462 Amboy Avenue in Perth Amboy, New Jersey, includes approximately 1,975 square feet and dates to 1920. The asset carries C-1 zoning and is currently occupied under a five-year lease, providing an established lease term for an owner-user or investor evaluating the property. Its designated use as a conventional restaurant aligns with the existing commercial configuration. The property is located in the Perth Amboy commercial area and offers a dedicated restaurant building with an existing tenancy in place.
Key Highlights
- Approximately 1,975‑square‑foot restaurant property
- C‑1 zoning
- Existing five‑year lease
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
$30,203
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
4.32%
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%
$604,060
$604.1K
Cap Rate 7%
$431,471
$431.5K
Cap Rate 9%
$335,589
$335.6K
Market Conditions
NOI Build-Up for 1,975 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
$42.7K $21.60/SF
− Vacancy
−$2.4K −$1.21/SF
EGI
$40.3K $20.39/SF
− OpEx
−$10.1K −$5.10/SF
NOI
$30.2K $15.29/SF
Area
Middlesex County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$604,060
Cap Rate 7%
$431,471
Cap Rate 9%
$335,589
Alternative Uses
Best Use
Specialty Retail
$431.5K
$377.5K – $503.4K
NOI $30,203 @ 7.0% cap · market cap 4.32%
Second Best
Retail
$402.7K
$352.4K – $469.8K
NOI $28,190 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$515.7K
$451.3K – $601.7K
NOI $36,100 @ 7.0% cap · market cap 5.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,444
Businesses Nearby
94k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Dining 22%
Groceries 20%
Electronics 1%
Speedway
Shops & Services
14,643 visits/mo
0.5 miles
Bank of America
Shops & Services
13,126 visits/mo
0.5 miles
Tropical Supermarket
Groceries
12,887 visits/mo
0.5 miles
Shell
Shops & Services
12,205 visits/mo
0.5 miles
Dunkin' Donuts
Dining
11,568 visits/mo
0.5 miles
Demographics for 08861, NJ
58,039
Population
21,032
Households
2.8
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
5.1 sq mi
ZIP Area
11,380
Density / Sq Mi
$60,464
Median Household Income
$34,093
Median Earnings
$1,623
Median Rent
$340,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - C-1-zoned restaurant property in Perth Amboy with an existing five-year lease.
Where is this conventional restaurant located?
The property is located at 462 Amboy Avenue Perth Amboy Perth Amboy, NJ.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Approximately 1,975‑square‑foot restaurant property; C‑1 zoning; Existing five‑year lease
