Corner Three-Unit Live-Work
For Sale
$899,900
612 Livingston Avenue Unit 614, North Brunswick, NJ 08902
Three units are rented on month-to-month leases, with newer roof, freshly painted exterior, and a two-car garage.
Property Size1,839 SF
Price / SF$489.34
Days on Market71
Property Features for 612 Livingston Avenue Unit 614
General Information
Standard status
Active
Size
1,839 SF
Total Parking Spaces
2
Property subtype
Commercial
Occupancy
100%
Additional Details
Utilities to Site
Yes
Multifamily Units
3
Building Details
Year Built
1930
Tenancy
Multi
Listing Agency:
RE/MAX INNOVATION
(732) 718-7156
Listed By:
JOSEPH A. MARASCIO
(833) 740-1234
Source:
Actionplusrealty
Added: Jun 15
Changed: Aug 24
Last Checked: Aug 23 at 2:40AM
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 RE/MAX INNOVATION
Investment Insights
Based on property information with market context.
This corner three-unit live-work building offers flexible setup with storefront/business space plus two additional units. All three units are currently rented on month-to-month leases. The property features a newer roof and a freshly painted exterior, along with a two-car garage and an oversized lot.
Located in the heart of the business district, the property has strong street presence. It is positioned on a corner and is across from Bank of America, with nearby access to train and bus lines, as well as shopping.
Utilities include gas and electric, with public water and public sewer service. A construction loan may be possible for an addition, and FHA may be possible depending on conditions.
Located in the heart of the business district, the property has strong street presence. It is positioned on a corner and is across from Bank of America, with nearby access to train and bus lines, as well as shopping.
Utilities include gas and electric, with public water and public sewer service. A construction loan may be possible for an addition, and FHA may be possible depending on conditions.
Key Highlights
- 3‑unit property built in 1930 with all units rented on month‑to‑month leases
- Newer roof and freshly painted exterior
- Two‑car garage on the property
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
$28,137
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
3.13%
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%
$562,740
$562.7K
Cap Rate 7%
$401,957
$402.0K
Cap Rate 9%
$312,633
$312.6K
Market Conditions
NOI Build-Up for 1,839 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
$55.2K $30.00/SF
− Vacancy
−$17.7K −$9.60/SF
EGI
$37.5K $20.40/SF
− OpEx
−$9.4K −$5.10/SF
NOI
$28.1K $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%
$562,740
Cap Rate 7%
$401,957
Cap Rate 9%
$312,633
Alternative Uses
Best Use
Office B
$402.0K
$351.7K – $469.0K
NOI $28,137 @ 7.0% cap · market cap 3.13%
Second Best
Mixed Use
$227.3K
$198.9K – $265.2K
NOI $15,912 @ 7.0% cap · market cap 1.77%
Theoretical Best
Office A
$480.2K
$420.2K – $560.2K
NOI $33,614 @ 7.0% cap · market cap 3.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
900
Businesses Nearby
Explore this area
Business Placement
Demographics for 08902, NJ
43,296
Population
15,892
Households
2.7
Avg Household Size
38
Median Age
45%
College-Educated
87%
High-School Grad
13.2 sq mi
ZIP Area
3,280
Density / Sq Mi
$117,671
Median Household Income
$57,880
Median Earnings
$2,055
Median Rent
$402,400
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?
Live-work space - Three units are rented on month-to-month leases, with newer roof, freshly painted exterior, and a two-car garage.
Where is this live-work space located?
The property is located at 612 Livingston Avenue Unit 614 North Brunswick, NJ.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: 3‑unit property built in 1930 with all units rented on month‑to‑month leases; Newer roof and freshly painted exterior; Two‑car garage on the property
