Two-Family Duplex with
For Sale
$645,000
464 Division Street, Perth Amboy, NJ 08861
MULTI_FAMILY - Perth Amboy, NJ
Property Size2,184 SF
Lot Size0.13 Acres
Price / SF$295.33
Days on Market53
Property Features for 464 Division Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-25
Zoning description
Buyer Should Verify
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Basement, Dining Room, Bathroom 1
Parking features
On Street
Patio and Porch features
Patio, Porch
Interior features
Unit 1(Dining Room, 2 Bedrooms, Kitchen, 1 Bath, Living Room), Unit 2(Dining Room, 2 Bedrooms, Kitchen, 1 Bath, Living Room)
Exterior features
Patio, Porch(es) - Open, Storage Shed, Yard, Porch
Appliances
Water Heater(Gas), Water Heater, Unit 1(Range/Oven, Refrigerator), Unit 2(Range/Oven)
Lot features
Interior Lot
Elementary school district
Perth Amboy City School Distri
Middle school district
Perth Amboy City School Distri
High school district
Perth Amboy City School Distri
Standard status
Active
APN
160022600000001901
Size
2,184 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9518
Utilities
Sewer type
Public Sewer
Heating system
Baseboard
Water source
Public
Building Details
Year built
1890
Floors in Building
2
Building materials
Vinyl Siding
Roof type
Flat
Additional Structures
Storage
Listing Agency:
REALTY MARK CENTRAL
(609) 716-8400
Listed By:
Melissa Pena
(609) 273-1212
Added: Jul 1
Changed: Aug 3
Last Checked: Aug 22 at 4:06AM
MLS# 2700329R
Copyright © 2026 All Jersey 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.
Two-family duplex at 464 Division Street, Perth Amboy, NJ 08861 with two tenant-occupied units and leases in place through November 30. The property is offered as-is and includes a unit layout with two bedrooms and one full bathroom per unit, along with a living room, separate dining room, and functional kitchen.
Both units feature a second-level bedroom arrangement and a townhouse-style feel. Exterior amenities include a patio, open porches, a yard, and a storage shed. Heating is baseboard, and the exterior is clad in vinyl siding under a flat roof. Parking is available on-street.
The duplex sits on a 0.1274-acre lot and has 2,184 square feet of property size. Water and sewer services are public. Built in 1890 and zoned R-25, this property supports an owner-occupant strategy or a rental-focused setup with existing tenants and in-place lease terms.
Both units feature a second-level bedroom arrangement and a townhouse-style feel. Exterior amenities include a patio, open porches, a yard, and a storage shed. Heating is baseboard, and the exterior is clad in vinyl siding under a flat roof. Parking is available on-street.
The duplex sits on a 0.1274-acre lot and has 2,184 square feet of property size. Water and sewer services are public. Built in 1890 and zoned R-25, this property supports an owner-occupant strategy or a rental-focused setup with existing tenants and in-place lease terms.
Key Highlights
- Two tenant‑occupied units with leases in place through November 30
- 0.1274‑acre lot with 2,184 SF property size
- R‑25 zoning
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
100%
Occupancy
Multi-tenant
Tenancy
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - R-25 zoned two-family duplex with tenant-occupied units and leases in place through November 30.
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 tenant‑occupied units with leases in place through November 30; 0.1274‑acre lot with 2,184 SF property size; R‑25 zoning
