First-Floor Medical Office
For Sale
$399,990
7 Auer Court, East Brunswick, NJ 08816
Commercial Sale, East Brunswick, NJ
Property Size1,640 SF
Lot Size0.15 Acres
Price / SF$243.90
Days on Market93
Property Features for 7 Auer Court
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
OP1
Parking
100
Parking features
Parking Lot
Standard status
Active
APN
040008850000010000C0071
Size
1,640 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
9682
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Amenities
basement storage units
signage opportunities
abundant parking
Building Details
Year built
1988
Floors in Building
1
Flooring type
Carpet
Building materials
Brick
Listing Agency:
DAVIS REALTORS
Listed By:
Jonathan Benowitz
(732) 254-6700
Added: Jun 3
Changed: Aug 19
Last Checked: Sep 3 at 6:06AM
MLS# 2616873R
Copyright © 2026 All Jersey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 7 Auer Court in East Brunswick, this approximately 1,640-square-foot first-floor office condominium is configured for medical or professional occupancy. The interior includes a waiting and reception area, five exam rooms with sinks, a lab, a private office, and two in-suite restrooms, including one ADA-compliant restroom. Two basement storage units and separate patient/customer and employee entrances add functional support space.
The brick building was constructed in 1988 and has central air, carpeted flooring, public water, and public sewer. The property is zoned OP1 and includes parking-lot access. Williamsburg Commons is positioned just off Summerhill Road, with access to Route 18 and New Jersey Turnpike Exits 8A and 9. Signage opportunities and the presence of medical and professional users within the complex further support continued office use.
The brick building was constructed in 1988 and has central air, carpeted flooring, public water, and public sewer. The property is zoned OP1 and includes parking-lot access. Williamsburg Commons is positioned just off Summerhill Road, with access to Route 18 and New Jersey Turnpike Exits 8A and 9. Signage opportunities and the presence of medical and professional users within the complex further support continued office use.
Key Highlights
- Approximately 1,640 SF first‑floor medical office condominium
- Five exam rooms with sinks, plus a lab and private office
- Two in‑suite restrooms, including one ADA‑compliant restroom
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
$25,092
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
6.27%
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%
$501,840
$501.8K
Cap Rate 7%
$358,457
$358.5K
Cap Rate 9%
$278,800
$278.8K
Market Conditions
NOI Build-Up for 1,640 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
$49.2K $30.00/SF
− Vacancy
−$15.7K −$9.60/SF
EGI
$33.5K $20.40/SF
− OpEx
−$8.4K −$5.10/SF
NOI
$25.1K $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%
$501,840
Cap Rate 7%
$358,457
Cap Rate 9%
$278,800
Alternative Uses
Best Use
Office B
$358.5K
$313.7K – $418.2K
NOI $25,092 @ 7.0% cap · market cap 6.27%
Second Best
Healthcare Medical
$348.8K
$305.2K – $407.0K
NOI $24,419 @ 7.0% cap · market cap 6.10%
Theoretical Best
Office A
$428.2K
$374.7K – $499.6K
NOI $29,977 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,043
Businesses Nearby
Well-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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- Dr. Justin Cutillo, DVM — 44 Arthur St, East Brunswick, NJ 08816
Frequently Asked Questions
What type of property is this?
Medical Office Space - Configured for clinical and professional use with exam rooms, lab space, and private restrooms.
Where is this medical office space located?
The property is located at 7 Auer Court East Brunswick, NJ.
What is the asking price?
The asking price for this property is $399,990.
What are key features of this property?
This property features: Approximately 1,640 SF first‑floor medical office condominium; Five exam rooms with sinks, plus a lab and private office; Two in‑suite restrooms, including one ADA‑compliant restroom
