Duplex with Finished
For Sale
$675,000
686 Charles St, Perth Amboy, NJ 08862
Two separate residential units are complemented by finished attic space and a 16-foot side yard.
Property Size2,262 SF
Price / SF$298.41
Days on Market17
Property Features for 686 Charles St
General Information
Standard status
Active
Size
2,262 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1909
Listing Agency:
Exp Realty
Listed By:
William Hagan Group
(732) 847-2901
Source:
Williamhagangroup
Added: Sep 16
Changed: Sep 30
Last Checked: Oct 1 at 11:34AM
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 Exp Realty
Investment Insights
Based on property information with market context.
Built in 1909, this 2,262-square-foot duplex contains two separate residential units along with additional finished attic space. The property also includes outdoor area with a 16-foot side yard, adding usable exterior space to the building configuration.
Located at 686 Charles St in Perth Amboy, the property is near transportation, shopping, and dining. Its two-unit layout supports residential income use, with the finished attic providing additional interior area.
Located at 686 Charles St in Perth Amboy, the property is near transportation, shopping, and dining. Its two-unit layout supports residential income use, with the finished attic providing additional interior area.
Key Highlights
- Two separate residential units
- Additional finished attic area
- 2,262 square feet of property size
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
$37,857
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
5.61%
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%
$757,140
$757.1K
Cap Rate 7%
$540,814
$540.8K
Cap Rate 9%
$420,633
$420.6K
Market Conditions
NOI Build-Up for 2,262 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
$57.8K $25.56/SF
− Vacancy
−$3.7K −$1.65/SF
EGI
$54.1K $23.91/SF
− OpEx
−$16.2K −$7.17/SF
NOI
$37.9K $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%
$757,140
Cap Rate 7%
$540,814
Cap Rate 9%
$420,633
Alternative Uses
Best Use
Multifamily LT 5
$540.8K
$473.2K – $631.0K
NOI $37,857 @ 7.0% cap · market cap 5.61%
Second Best
Apartment 5plus
$496.9K
$434.8K – $579.8K
NOI $34,785 @ 7.0% cap · market cap 5.15%
Theoretical Best
Office A
$590.7K
$516.8K – $689.1K
NOI $41,346 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
805
Businesses Nearby
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residential units are complemented by finished attic space and a 16-foot side yard.
Where is this duplex located?
The property is located at 686 Charles St Perth Amboy, NJ.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Two separate residential units; Additional finished attic area; 2,262 square feet of property size
