Two Office Units with
For Sale
Contact for pricing
847 King George Road, Fords, NJ 08863
Two well-maintained office units with parking near major highways.
Property Size1,728 SF
Price / SF$404.51
Days on Market1199
Property Features for 847 King George Road
General Information
Standard status
Active
Size
1,728 SF
Total Parking Spaces
8
Property subtype
Office
Building Details
Year Built
1950
Stories
2
Listing Agency:
CENTURY 21 Main Street Realty
(732) 527-7201
Listed By:
Joseph Cimilluca · License #NJ
Source:
Crexi
Added: May 13, 2023
Changed: Aug 13
Last Checked: Aug 21 at 9:10PM
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 CENTURY 21 Main Street Realty
Investment Insights
Based on property information with market context.
This building features two separate office units, each equipped with individual meters and utilities. An eight-car parking lot serves the property. Each unit includes separate bathrooms and conference rooms, along with front and rear entrances and exits. The property is well-maintained and located near major highways and public transportation. The property size is 1728 square feet. The property may also be suitable as a multi-family property.
Key Highlights
- Two separate office units with separate meters and utilities.
- Eight‑car parking lot.
- Each unit has separate bathrooms and conference rooms.
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
$26,438
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
3.78%
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%
$528,760
$528.8K
Cap Rate 7%
$377,686
$377.7K
Cap Rate 9%
$293,756
$293.8K
Market Conditions
NOI Build-Up for 1,728 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
$51.8K $30.00/SF
− Vacancy
−$16.6K −$9.60/SF
EGI
$35.3K $20.40/SF
− OpEx
−$8.8K −$5.10/SF
NOI
$26.4K $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%
$528,760
Cap Rate 7%
$377,686
Cap Rate 9%
$293,756
Alternative Uses
Best Use
Office B
$377.7K
$330.5K – $440.6K
NOI $26,438 @ 7.0% cap · market cap 3.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$451.2K
$394.8K – $526.4K
NOI $31,585 @ 7.0% cap · market cap 4.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
813
Businesses Nearby
Explore this area
Business Placement
Demographics for 08863, NJ
12,939
Population
4,770
Households
2.7
Avg Household Size
40
Median Age
39%
College-Educated
91%
High-School Grad
1.7 sq mi
ZIP Area
7,611
Density / Sq Mi
$116,250
Median Household Income
$61,018
Median Earnings
$1,976
Median Rent
$414,100
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 - Two well-maintained office units with parking near major highways.
Where is this office units located?
The property is located at 847 King George Road Fords, NJ.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two separate office units with separate meters and utilities.; Eight‑car parking lot.; Each unit has separate bathrooms and conference rooms.
