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    Leased Mixed-Use Commercial Building Title is generated by Realmo AI

    475 State St, Perth Amboy, NJ 08861

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    For Sale
    $1,600,000

    Fully leased mixed-use building in thriving Perth Amboy, New Jersey.

    Type:Commercial/Industrial
    Property size:
    6,000 SF
    Lot size:
    0.05 Acres
    Price / SF:
    $266/SF
    Added:
    Mar 12, 2026
    Days on Market:
    67
    Last Refresh:
    Apr 6 at 3:15 am

    Property Features for 475 State St

    General Information

    Standard status
    Active
    Size
    6,000 SF
    Lot size
    0.05 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1890

    We can help!

    Listing Contact
    YULIYA ROMAN

    Listing agent YULIYA ROMAN

    Listing office SIGNATURE REALTY NJ

    Listing date Mar 12, 2026

    Source Exitrealty

    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 SIGNATURE REALTY NJ

    HighLights

    • Fully leased mixed‑use commercial building in a high‑visibility location
    • Features 10 residential apartments plus a long‑term storefront tenant
    • Storefront tenant has annual rental increases through 2026
    • Separately metered 6,000 sq ft multi‑tenant building with three levels
    • Several apartments have updated kitchens and new hot water heaters
    • Large basement provides ample storage space

    Overview

    Located at 475 State Street/124 William Street in Perth Amboy, New Jersey, this fully leased mixed-use commercial building is situated on a busy, high-visibility street. The 6,000 sq ft multi-tenant building features three levels of rental space and is separately metered. The property is 100% leased and includes a well-known long-term storefront tenant with annual rental increases through 2026, as well as 10 residential apartments. Eight of the residential apartments are one-bedroom units, while the remaining two are studios. Several apartments have updated kitchens, and new hot water heaters were installed in the past 3 years. A large basement provides ample storage space. The location offers easy access to major highways and transportation hubs. This property presents an opportunity for steady financial gains in a vibrant community.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $1.03M
    NOI $92,268 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.32M
    NOI $92,268 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.85M
    NOI $92,268 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $180.0k $30.00
    − Vacancy −$12.2k −$2.04
    EGI $167.8k $27.96
    − OpEx −$75.5k −$12.58
    NOI $92.3k $15.38
    6,000 SF · lease $30.00/SF/yr · vacancy 6.80% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $1.32M
    $1.15M – $1.54M (±1% cap)
    NOI $92,268 @ 7.0% cap · market cap 5.77%
    Second Best
    Retail
    $1.22M
    $1.07M – $1.43M (±1% cap)
    NOI $85,640 @ 7.0% cap · market cap 5.35%
    Theoretical Best
    Office A
    $1.57M
    $1.37M – $1.83M (±1% cap)
    NOI $109,670 @ 7.0% cap · market cap 6.85%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mi Pueblo Querido ... Restaurant Eclipse Restaurant Restaurant

    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
    Perth Amboy
    County
    Middlesex
    State
    New Jersey
    Longitude
    -74.2649
    Latitude
    40.5151

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    FAQs

    What type of property is this?
    Mixed-use property - Fully leased mixed-use building in thriving Perth Amboy, New Jersey.
    Where is this mixed-use property located?
    The property is located at 475 State St Perth Amboy, NJ.
    What is the asking price?
    The asking price for this property is $1,600,000.
    What are key features of this property?
    This property features: Fully leased mixed‑use commercial building in a high‑visibility location; Features 10 residential apartments plus a long‑term storefront tenant; Storefront tenant has annual rental increases through 2026
    (973) 921-1111
    We can help!
    Listing Contact
    YULIYA ROMAN
    Learn More
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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.

    More about this property
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