Building Details

Building Size 800 SF

Year Built 1967

Listing Agency: Keller Williams Premier

Listed By: Anthony Tony Rosica · License #NJ Show Phone

Source: Kw

Added: May 19, 2025 Changed: Aug 27 Last Checked: Sep 6 at 6:56PM

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Investment Insights

Based on property information with market context.

This first-floor, one-bedroom, one-bath unit is located in the Orchards community of East Windsor. The co-op features an open-concept living and dining area with natural light. The bedroom includes double windows. Community amenities include an in-ground swimming pool, playground, eight laundry facilities, and parking. The location is close to shopping, dining, public transportation, and major highways. The monthly association fee covers heat, hot water, property taxes, common area and lawn maintenance, trash and bulk item removal, and snow removal. The owner is responsible for electric only. This property is for cash buyers only and has 800 square feet.

Key Highlights

• Low monthly association fee includes heat, hot water, property taxes, common area & lawn maintenance, trash & bulk item removal, and snow removal; owner pays electric only.
• Convenient location close to shopping, dining, public transportation, and major highways.
• Access to community amenities including an in‑ground swimming pool, playground, and 8 laundry facilities.

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

$12,210

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

8.72%

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%

$244,200 $244.2K

Cap Rate 7%

$174,429 $174.4K

Cap Rate 9%

$135,667 $135.7K

Market Conditions

NOI Build-Up for 800 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

$24.0K $30.00/SF

− Vacancy

−$1.8K −$2.25/SF

EGI

$22.2K $27.75/SF

− OpEx

−$10.0K −$12.49/SF

NOI

$12.2K $15.26/SF

Area

Mercer County, NJ

Vacancy

7.50%

Lease Rate

$30.00 /SF/Yr

Expense Ratio

45.00%

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%

$244,200

Cap Rate 7%

$174,429

Cap Rate 9%

$135,667

Alternative Uses

Best Use

Apartment 5plus

$174.4K

$152.6K – $203.5K (±1% cap)

NOI $12,210 @ 7.0% cap · market cap 8.72%

Second Best

—

—

no second resolved use

Theoretical Best

Warehouse

$257.4K

$225.2K – $300.3K (±1% cap)

NOI $18,017 @ 7.0% cap · market cap 12.87%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Apartment buildings

Suggested Use

Top Pick Parking Lot & Garage Plumbing Service Dental Office Bakery Grocery & Convenience Store Garden Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

216

Businesses Nearby

Explore this area Business Placement

Demographics for 08512, NJ

12,897

Population

5,237

Households

2.5

Avg Household Size

43

Median Age

55%

College-Educated

94%

High-School Grad

22.8 sq mi

ZIP Area

566

Density / Sq Mi

$115,255

Median Household Income

$65,587

Median Earnings

$1,584

Median Rent

$618,300

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this apartment buildings located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Apartment building - First-floor, one-bedroom co-op in a convenient East Windsor location.

Where is this apartment building located?

The property is located at 103E THE ORCHARD EAST Windsor, NJ.

What is the asking price?

The asking price for this property is $140,000.

What are key features of this property?

This property features: Low monthly association fee includes heat, hot water, property taxes, common area & lawn maintenance, trash & bulk item removal, and snow removal; owner pays electric only.; Convenient location close to shopping, dining, public transportation, and major highways.; Access to community amenities including an in‑ground swimming pool, playground, and 8 laundry facilities.