Renovated Duplex with Finished
For Sale
Under Contract
$350,000
110 W BROAD Street, Paulsboro, NJ 08066
Multi-Family, PAULSBORO, NJ
Property Size1,257 SF
Lot Size0.17 Acres
Price / SF$278.44
Days on Market115
Property Features for 110 W BROAD Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
On Street
Elementary school district
PAULSBORO PUBLIC SCHOOLS
Middle school district
PAULSBORO PUBLIC SCHOOLS
High school district
PAULSBORO PUBLIC SCHOOLS
Standard status
Active Under Contract
Size
1,257 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
4329
Utilities
Heating system
Hot Water(Heating), Baseboard
Building Details
Year built
1900
Number of units
1
Building materials
Frame
Architectural style
Colonial
Listing Agency:
Smires & Associates
(609) 259-1414
Listed By:
Rosa Marlene Flesch · License #2183212
(609) 424-2790
Added: Apr 30
Changed: Aug 19
Last Checked: Aug 22 at 10:06AM
MLS# NJGL2072198
Copyright © 2026 Bright 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.
This Colonial-style duplex, built in 1900, contains 1,257 square feet across two residential units. The larger unit includes two bedrooms, one full bathroom, and a renovated kitchen. The second unit provides one bedroom, one bathroom, and a freshly renovated kitchen. A finished basement adds usable interior space, and the property has been newly renovated overall. Frame construction and hot-water baseboard heating are also present.
The property is located at 110 W BROAD Street in Paulsboro, New Jersey, with on-street parking. The surrounding area provides access to major highways, public transportation, shopping, and local amenities.
The property is located at 110 W BROAD Street in Paulsboro, New Jersey, with on-street parking. The surrounding area provides access to major highways, public transportation, shopping, and local amenities.
Key Highlights
- Two‑unit duplex with 1,257 square feet of property size
- Unit mix includes 2 bedrooms/1 bath and 1 bedroom/1 bath
- Newly renovated duplex with updated kitchens
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
$16,516
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
4.72%
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%
$330,320
$330.3K
Cap Rate 7%
$235,943
$235.9K
Cap Rate 9%
$183,511
$183.5K
Market Conditions
NOI Build-Up for 1,257 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
$24.9K $19.80/SF
− Vacancy
−$1.3K −$1.03/SF
EGI
$23.6K $18.77/SF
− OpEx
−$7.1K −$5.63/SF
NOI
$16.5K $13.14/SF
Area
Gloucester County, NJ
Vacancy
5.20%
Lease Rate
$19.80 /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%
$330,320
Cap Rate 7%
$235,943
Cap Rate 9%
$183,511
Alternative Uses
Best Use
Multifamily LT 5
$235.9K
$206.5K – $275.3K
NOI $16,516 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$209.9K
$183.7K – $244.9K
NOI $14,692 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$422.5K
$369.7K – $493.0K
NOI $29,577 @ 7.0% cap · market cap 8.45%
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
333
Businesses Nearby
Explore this area
Business Placement
Demographics for 08066, NJ
8,414
Population
3,605
Households
2.3
Avg Household Size
37
Median Age
21%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
1,237
Density / Sq Mi
$62,412
Median Household Income
$35,684
Median Earnings
$1,092
Median Rent
$166,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer practical layouts, updated kitchens, and a finished basement within a Colonial-style property.
Where is this duplex located?
The property is located at 110 W BROAD Street Paulsboro, 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: Two‑unit duplex with 1,257 square feet of property size; Unit mix includes 2 bedrooms/1 bath and 1 bedroom/1 bath; Newly renovated duplex with updated kitchens
