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    812 GARDEN ROAD Elmer, NJ 08318

    View on Map
    For Sale
    $685,000

    SingleFamilyResidence - ELMER, NJ

    Type:Farm
    Property size:
    2,273 SF
    Lot size:
    37.00 Acres
    Added:
    Nov 12, 2024
    Days on Market:
    510
    Last Refresh:
    Apr 6 at 5:06 pm

    Property Features for 812 GARDEN ROAD

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Parking
    2
    Interior features
    Cedar Closet(s)
    Appliances
    Dishwasher, Refrigerator
    Standard status
    Active
    Size
    2,273 SF
    Lot size
    37.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6507

    Utilities

    Heating system
    Hot Water (Heating), Other (Heating)
    Cooling system
    Central Air, Multi Units, Window Unit(s)

    Building Details

    Year built
    1939
    Architectural style
    Other

    We can help!

    Listing Contact
    Loretta DeTetta-Aureli

    Listing agent Loretta DeTetta-Aureli

    Listing office BHHS Fox & Roach Vineland 1318 S. Main Road, Bldg 2, Unit B, NJ

    Listing date Nov 12, 2024

    MLS# NJSA2012944 Listing URL

    Copyright © 2026 Berkshire Hathaway HomeServices Fox & Roach, Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Vineyard with Home and Cottage

    This property features a vineyard and potential winery on over 37 acres of preserved farmland. The land includes a single-family home, a live-in cottage, and several storage buildings. The vineyard spans over 4 acres and is enclosed by a deer fence. The soil is sandy loam, providing drainage suitable for grape production. The first commercial crop is expected next year, with double the yield the following year. There is an opportunity to seek a plenary license and a possible winery permit. The property consists of four parcels deeded as one. Improvements include a 4-bedroom, 2-bath home and a 400-square-foot cottage with vaulted ceilings. Additional structures include a 70x30 machine shed, a 400 linear foot chicken coop, and a hay barn. The house is currently rented on a month-to-month basis. Approximately 20 acres are leased to a local farmer. The location provides proximity to Route 55, Parvin State Park, shopping, and shore points.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Building Supply Auto Repair Shop Auto Parts Store Garden Center Discount Store Grocery & Convenience Store Daycare Center Mobile Phone Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Elmer
    County
    Salem
    State
    New Jersey
    Longitude
    -75.089809
    Latitude
    39.525986

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      Spacious Colonial Multi-Family Opportunity

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    FAQs

    What type of property is this?
    Vineyard - 37-acre vineyard with home, cottage, and outbuildings.
    Where is this vineyard located?
    The property is located at 812 GARDEN ROAD Elmer, NJ.
    What is the asking price?
    The asking price for this property is $685,000.
    What are key features of this property?
    This property features: 37+/- Acres of Preserved Farmland with Established 4+ Acre Vineyard: Ready for commercial crop production and potential for significant profit.; Potential Winery Opportunity: Opportunity to seek Plenary License and possible Winery permit.; Includes Single Family Home and Live‑in Cottage: Provides immediate rental income potential and additional living space.
    (856) 364-3096
    We can help!
    Listing Contact
    Loretta DeTetta-Aureli
    Real Estate License ID: 2187467
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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