East Brunswick Office Condo For
For Sale
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561 Cranbury Road # B, East Brunswick, NJ 08816
3,493 SF office condo in East Brunswick's Surgi-Center.
Property Size3,493 SF
Price / SF$228.74
Days on Market812
Property Features for 561 Cranbury Road # B
General Information
Standard status
Active
Size
3,493 SF
Total Parking Spaces
100
Property subtype
Land, Office
Building Details
Year Built
1988
Stories
1
Listing Agency:
Davis Commercial
(732) 254-6700
Listed By:
Brian Walsh
Source:
Crexi
Added: Jun 11, 2024
Changed: Aug 21
Last Checked: Aug 30 at 5:14PM
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 Davis Commercial
Investment Insights
Based on property information with market context.
A 3,493 square foot office condo is available for sale in the Surgi-Center of East Brunswick. Located on Cranbury Road, in the center of East Brunswick's medical and professional community, the property is divided into two suites. Suite 1, comprising 2,099 square feet, is built out for physical therapy and features an open floorplan, four private offices, five bathrooms, and a washer/dryer. Suite 2, consisting of 1,394 square feet, includes a reception area, multiple private offices with sinks, a kitchenette, and a bathroom. Each suite has a private entrance and an interior connecting door. The property offers an abundance of on-site parking and a vaulted entry foyer. The annual association fees are $24,278, and the real estate taxes are $20,236 per year. Suite 2 is also available for lease at $26 per square foot plus utilities. The property is suitable for various medical uses such as physical therapy, podiatry, dermatology, wellness center, massage therapy, and special needs day programs, as well as cardiology, orthodontics, dental, and oral surgery practices. It is also suitable for professional uses such as attorneys, accountants, laboratories, tutoring centers, financial companies, and IT consulting and staffing firms. Ownership occupies Suite 1 and is open to signing a long-term lease. Suite 2 is vacant and available for lease or owner occupancy. This property is ideal for investors seeking stable long-term income or owner-occupiers looking to move their business into part or all of the property.
Key Highlights
- Located in the prestigious Surgi‑Center of East Brunswick's medical and professional community.
- Divisible into two suites (2,099 SF and 1,394 SF) for single or dual occupancy.
- Suite 1 (2,099 SF) is built out for Physical Therapy and the current owner is open to signing a long‑term 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
$53,443
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
6.69%
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%
$1,068,860
$1.1M
Cap Rate 7%
$763,471
$763.5K
Cap Rate 9%
$593,811
$593.8K
Market Conditions
NOI Build-Up for 3,493 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
$104.8K $30.00/SF
− Vacancy
−$33.5K −$9.60/SF
EGI
$71.3K $20.40/SF
− OpEx
−$17.8K −$5.10/SF
NOI
$53.4K $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%
$1,068,860
Cap Rate 7%
$763,471
Cap Rate 9%
$593,811
Alternative Uses
Best Use
Office B
$763.5K
$668.0K – $890.7K
NOI $53,443 @ 7.0% cap · market cap 6.69%
Second Best
Healthcare Medical
$743.0K
$650.1K – $866.8K
NOI $52,009 @ 7.0% cap · market cap 6.51%
Theoretical Best
Office A
$912.1K
$798.1K – $1.06M
NOI $63,846 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,057
Businesses Nearby
Under-served
Demand for This Use
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?
Medical Office Space - 3,493 SF office condo in East Brunswick's Surgi-Center.
Where is this medical office space located?
The property is located at 561 Cranbury Road # B East Brunswick, NJ.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Located in the prestigious Surgi‑Center of East Brunswick's medical and professional community.; Divisible into two suites (2,099 SF and 1,394 SF) for single or dual occupancy.; Suite 1 (2,099 SF) is built out for Physical Therapy and the current owner is open to signing a long‑term lease.
