Renovated Office-Retail
For Sale
$900,000
505 State Route 18, East Brunswick, NJ 08816
Renovated two-story commercial building with multiple offices, finished basement, and private parking for up to 10 vehicles.
Property Size1,744 SF
Price / SF$516.06
Days on Market296
Property Features for 505 State Route 18
General Information
Standard status
Active
Size
1,744 SF
Total Parking Spaces
10
Property subtype
Commercial
Building Details
Year Built
1935
Stories
2
Listing Agency:
ORANGE KEY REALTY,INC.
Listed By:
HELENA YOUSEFZADEH
(833) 740-1234
Source:
Actionplusrealty
Added: Nov 13, 2025
Changed: Sep 4
Last Checked: Sep 5 at 8:31AM
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 ORANGE KEY REALTY,INC.
Investment Insights
Based on property information with market context.
505 State Route 18 is a completely updated two-story commercial building designed for flexible business use. The first floor includes five private rooms and an updated bathroom, supported by new carpeting and brand-new laminate flooring throughout. A newer powder room was added in 2020, along with updates including new first-floor doors, mostly updated windows, newer gutters, a newer roof, updated exit lighting, and full fire code compliance.
The second floor offers three additional rooms and a full bath, with new flooring and radiator covers added to that level. A fully finished basement adds usable space with brand-new flooring, a sink, and a designated eating area. The property also features a private parking lot accommodating up to 10 vehicles, with parking lot lighting and a marquee updated in 2021.
Additional building improvements include insulation and vapor barrier replacement in the crawl space and attic insulation replacement in 2016. Updated interior and exterior components support a modern, clean presentation while maintaining practical room-level functionality for a range of commercial operations.
The second floor offers three additional rooms and a full bath, with new flooring and radiator covers added to that level. A fully finished basement adds usable space with brand-new flooring, a sink, and a designated eating area. The property also features a private parking lot accommodating up to 10 vehicles, with parking lot lighting and a marquee updated in 2021.
Additional building improvements include insulation and vapor barrier replacement in the crawl space and attic insulation replacement in 2016. Updated interior and exterior components support a modern, clean presentation while maintaining practical room-level functionality for a range of commercial operations.
Key Highlights
- 2‑story commercial building built in 1935 with a fully renovated first floor and updated interior finishes
- First floor offers 5 private rooms plus an updated bathroom, with new carpeting and brand‑new laminate flooring
- Second floor includes 3 additional rooms and a full bath, plus new carpeting and brand‑new laminate flooring throughout
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
$26,683
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
2.96%
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%
$533,660
$533.7K
Cap Rate 7%
$381,186
$381.2K
Cap Rate 9%
$296,478
$296.5K
Market Conditions
NOI Build-Up for 1,744 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
$52.3K $30.00/SF
− Vacancy
−$16.7K −$9.60/SF
EGI
$35.6K $20.40/SF
− OpEx
−$8.9K −$5.10/SF
NOI
$26.7K $15.30/SF
Area
Middlesex County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /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%
$533,660
Cap Rate 7%
$381,186
Cap Rate 9%
$296,478
Alternative Uses
Best Use
Office B
$381.2K
$333.5K – $444.7K
NOI $26,683 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$455.4K
$398.5K – $531.3K
NOI $31,878 @ 7.0% cap · market cap 3.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
792
Businesses Nearby
Explore this area
Business Placement
Demographics for 08816, NJ
48,729
Population
17,242
Households
2.8
Avg Household Size
42
Median Age
58%
College-Educated
94%
High-School Grad
20.2 sq mi
ZIP Area
2,412
Density / Sq Mi
$141,731
Median Household Income
$71,111
Median Earnings
$2,079
Median Rent
$502,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Renovated two-story commercial building with multiple offices, finished basement, and private parking for up to 10 vehicles.
Where is this office units located?
The property is located at 505 State Route 18 East Brunswick, NJ.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 2‑story commercial building built in 1935 with a fully renovated first floor and updated interior finishes; First floor offers 5 private rooms plus an updated bathroom, with new carpeting and brand‑new laminate flooring; Second floor includes 3 additional rooms and a full bath, plus new carpeting and brand‑new laminate flooring throughout
