Two-Unit Duplex
For Sale
$645,000
464 Division Street, Perth Amboy, NJ 08861
Two-family duplex with two leased units, each offering two bedrooms and one full bathroom, sold as-is.
Property Size2,184 SF
Price / SF$295.33
Days on Market59
Property Features for 464 Division Street
General Information
Standard status
Active
Size
2,184 SF
Property subtype
Multi-family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1890
Listing Agency:
REALTY MARK CENTRAL
Listed By:
MELISSA PENA
(833) 740-1234
Source:
Actionplusrealty
Added: Jun 19
Changed: Aug 16
Last Checked: Aug 16 at 9:48AM
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 REALTY MARK CENTRAL
Investment Insights
Based on property information with market context.
Offered for sale as-is, this well-maintained two-family duplex includes two separately leased units. Each unit features two bedrooms, one full bathroom, a spacious living room, a separate dining room, and a functional kitchen. The bedrooms are located on the second level in a townhouse-style layout.
The property is located at 464 Division Street in Perth Amboy, NJ. Both units are currently tenant-occupied with leases in place through November 30.
At closing, the seller is offering the duplex in its current condition. The existing leases provide occupancy at the time of purchase.
The property is located at 464 Division Street in Perth Amboy, NJ. Both units are currently tenant-occupied with leases in place through November 30.
At closing, the seller is offering the duplex in its current condition. The existing leases provide occupancy at the time of purchase.
Key Highlights
- Two‑family duplex built in 1890
- Two tenant‑occupied units with leases in place through November 30
- Each unit offers 2 bedrooms and 1 full bathroom
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
$36,552
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
5.67%
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%
$731,040
$731.0K
Cap Rate 7%
$522,171
$522.2K
Cap Rate 9%
$406,133
$406.1K
Market Conditions
NOI Build-Up for 2,184 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
$55.8K $25.56/SF
− Vacancy
−$3.6K −$1.65/SF
EGI
$52.2K $23.91/SF
− OpEx
−$15.7K −$7.17/SF
NOI
$36.6K $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%
$731,040
Cap Rate 7%
$522,171
Cap Rate 9%
$406,133
Alternative Uses
Best Use
Multifamily LT 5
$522.2K
$456.9K – $609.2K
NOI $36,552 @ 7.0% cap · market cap 5.67%
Second Best
Apartment 5plus
$479.8K
$419.8K – $559.8K
NOI $33,586 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$570.3K
$499.0K – $665.3K
NOI $39,920 @ 7.0% cap · market cap 6.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,173
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family duplex with two leased units, each offering two bedrooms and one full bathroom, sold as-is.
Where is this duplex located?
The property is located at 464 Division Street Perth Amboy, NJ.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: Two‑family duplex built in 1890; Two tenant‑occupied units with leases in place through November 30; Each unit offers 2 bedrooms and 1 full bathroom
