Four-Unit Brick
For Sale
$450,000
2709 WESTFIELD Avenue, Camden, NJ 08105
Multi-Family, CAMDEN, NJ
Property Size2,400 SF
Lot Size0.05 Acres
Price / SF$187.50
Days on Market524
Property Features for 2709 WESTFIELD Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking features
On Street
Subdivision
CRAMER HILL
Elementary school district
CAMDEN CITY SCHOOLS
Middle school district
CAMDEN CITY SCHOOLS
High school district
CAMDEN CITY SCHOOLS
Standard status
Active
Size
2,400 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
4553
Utilities
Heating system
Baseboard, Electric (Heating)
Amenities
fenced backyard
Building Details
Year built
1900
Number of units
4
Building materials
Brick
Architectural style
Other
Listing Agency:
Keller Williams - Main Street
(856) 858-2200
Listed By:
Patrick M Gorman · License #340986
(856) 200-8320
Added: Mar 31, 2025
Changed: Aug 26
Last Checked: Sep 5 at 9:06AM
MLS# NJCD2088528
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 brick quadplex at 2709 Westfield Avenue was built in 1900 and contains four one-bedroom, one-bath apartments. Three units are currently occupied, while Unit D includes access to the basement. The property also has a small fenced backyard and on-street parking.
Located in Camden, New Jersey, the property is positioned within the Westfield Business District and the Cramer Hill section. Its apartment configuration provides a clearly defined multifamily layout, with existing occupancy and additional basement access in one unit.
Located in Camden, New Jersey, the property is positioned within the Westfield Business District and the Cramer Hill section. Its apartment configuration provides a clearly defined multifamily layout, with existing occupancy and additional basement access in one unit.
Key Highlights
- Four 1BD/1BTH apartments at 2709 Westfield Avenue
- Three of four apartments are currently occupied
- Unit D includes basement access
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
$27,295
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
6.07%
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%
$545,900
$545.9K
Cap Rate 7%
$389,929
$389.9K
Cap Rate 9%
$303,278
$303.3K
Market Conditions
NOI Build-Up for 2,400 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
$41.2K $17.16/SF
− Vacancy
−$2.2K −$0.91/SF
EGI
$39.0K $16.25/SF
− OpEx
−$11.7K −$4.87/SF
NOI
$27.3K $11.37/SF
Area
Camden County, NJ
Vacancy
5.32%
Lease Rate
$17.16 /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%
$545,900
Cap Rate 7%
$389,929
Cap Rate 9%
$303,278
Alternative Uses
Best Use
Multifamily LT 5
$389.9K
$341.2K – $454.9K
NOI $27,295 @ 7.0% cap · market cap 6.07%
Second Best
Mixed Use
$358.7K
$313.9K – $418.5K
NOI $25,110 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$608.5K
$532.5K – $710.0K
NOI $42,597 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
771
Businesses Nearby
Explore this area
Business Placement
Demographics for 08105, NJ
26,572
Population
8,681
Households
3.1
Avg Household Size
31
Median Age
8%
College-Educated
63%
High-School Grad
2.6 sq mi
ZIP Area
10,220
Density / Sq Mi
$48,319
Median Household Income
$31,173
Median Earnings
$1,215
Median Rent
$113,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four one-bedroom apartments with three units occupied and basement access from Unit D.
Where is this quadplex located?
The property is located at 2709 WESTFIELD Avenue Camden, NJ.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Four 1BD/1BTH apartments at 2709 Westfield Avenue; Three of four apartments are currently occupied; Unit D includes basement access
