First-Floor Medical Office
For Sale
$350,000
F-1 Brier Hill Ct, East Brunswick, NJ 08816
Refreshed suite includes exam rooms, offices, reception, and separate patient and employee entrances.
Property Size1,657 SF
Price / SF$211.23
Days on Market194
Property Features for F-1 Brier Hill Ct
General Information
Standard status
Active
Size
1,657 SF
Taxes and HOA fees
Annual Taxes
$8,932
Listing Agency:
DAVIS REALTORS
(732) 254-6700
Listed By:
JONATHAN BENOWITZ
Source:
Exprealty
Added: Feb 18
Changed: Aug 29
Last Checked: Aug 30 at 8:05PM
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 REALTORS
Investment Insights
Based on property information with market context.
This 1,657 SF first-floor medical office condo combines a practical clinical layout with refreshed interior finishes. Improvements include new paint, updated flooring, and renovated restrooms. The suite contains three exam rooms with sinks, a consultation office, a dedicated billing office, a waiting area, reception space, and three in-unit restrooms. Separate entrances serve patients or customers and employees, while signage opportunities support business identification.
The property is located just off Cranbury Road in East Brunswick, within a professionally managed office complex that includes medical practices and professional users. Access is minutes from New Jersey Turnpike Exits 8A and 9, Route 18, and other major highways. Abundant parking is available within the complex.
The property is located just off Cranbury Road in East Brunswick, within a professionally managed office complex that includes medical practices and professional users. Access is minutes from New Jersey Turnpike Exits 8A and 9, Route 18, and other major highways. Abundant parking is available within the complex.
Key Highlights
- 1,657 SF first‑floor medical office condo
- Three exam rooms, each with a sink
- Consultation office, dedicated billing office, waiting area, and reception workspace
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
$25,352
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
7.24%
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%
$507,040
$507.0K
Cap Rate 7%
$362,171
$362.2K
Cap Rate 9%
$281,689
$281.7K
Market Conditions
NOI Build-Up for 1,657 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
$49.7K $30.00/SF
− Vacancy
−$15.9K −$9.60/SF
EGI
$33.8K $20.40/SF
− OpEx
−$8.5K −$5.10/SF
NOI
$25.4K $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%
$507,040
Cap Rate 7%
$362,171
Cap Rate 9%
$281,689
Alternative Uses
Best Use
Office B
$362.2K
$316.9K – $422.5K
NOI $25,352 @ 7.0% cap · market cap 7.24%
Second Best
Healthcare Medical
$352.5K
$308.4K – $411.2K
NOI $24,672 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$432.7K
$378.6K – $504.8K
NOI $30,287 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,045
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 - Refreshed suite includes exam rooms, offices, reception, and separate patient and employee entrances.
Where is this medical office space located?
The property is located at F-1 Brier Hill Ct East Brunswick, NJ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,657 SF first‑floor medical office condo; Three exam rooms, each with a sink; Consultation office, dedicated billing office, waiting area, and reception workspace
