Duplex Under
For Sale
$370,000
104 Union Avenue, Stratford, NJ 08084
Multi-Family, Stratford, NJ
Property Size1,734 SF
Lot Size0.17 Acres
Price / SF$213.38
Days on Market118
Property Features for 104 Union Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 6, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 5, Bedroom 2, Bedroom 4, Basement
Parking features
On Street
Subdivision
Laurel Hills
Directions
Route 295 to Exit 29 (White Horse Pike / Route 30 East) Merge onto Route 30 East toward Stratford Turn onto Union Ave Continue to 104 Union Ave
Standard status
Active
APN
32-00039-0000-00011
Size
1,734 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7727
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Number of units
2
Building materials
Stucco
Roof type
Shingle
Listing Agency:
C21/ Mack Morris Iris Lurie · Century 21 Real Estate
(732) 536-2228
Listed By:
Constance Richmond · License #1862181
(732) 536-2228
Added: May 8
Changed: Aug 19
Last Checked: Sep 2 at 12:06AM
MLS# 22613466
Copyright © 2026 More 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 duplex contains a four-bedroom first-floor residence and a two-bedroom second-floor residence within 1,734 square feet. The property is being sold strictly as-is and is not currently habitable. Renovation work includes completed flooring in some areas, kitchens and bathrooms in progress, selected replacement windows, new drywall, and ductwork added for central air. A new electrical line has also been installed for the second-floor unit.
Built in 1930 on a 0.17-acre lot, the property has stucco construction, a shingle roof, on-street parking, public water, and public sewer. The address is 104 Union Avenue in Stratford, New Jersey.
Built in 1930 on a 0.17-acre lot, the property has stucco construction, a shingle roof, on-street parking, public water, and public sewer. The address is 104 Union Avenue in Stratford, New Jersey.
Key Highlights
- Four‑bedroom first‑floor unit paired with a two‑bedroom second‑floor unit
- 1,734 square feet on a 0.17‑acre lot
- Renovation includes flooring, kitchens, bathrooms, windows, and drywall work
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
$19,721
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
5.33%
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%
$394,420
$394.4K
Cap Rate 7%
$281,729
$281.7K
Cap Rate 9%
$219,122
$219.1K
Market Conditions
NOI Build-Up for 1,734 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
$29.8K $17.16/SF
− Vacancy
−$1.6K −$0.91/SF
EGI
$28.2K $16.25/SF
− OpEx
−$8.5K −$4.87/SF
NOI
$19.7K $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%
$394,420
Cap Rate 7%
$281,729
Cap Rate 9%
$219,122
Alternative Uses
Best Use
Multifamily LT 5
$281.7K
$246.5K – $328.7K
NOI $19,721 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$251.6K
$220.1K – $293.5K
NOI $17,610 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$439.7K
$384.7K – $513.0K
NOI $30,777 @ 7.0% cap · market cap 8.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
993
Businesses Nearby
Explore this area
Business Placement
Demographics for 08084, NJ
6,981
Population
2,574
Households
2.7
Avg Household Size
41
Median Age
32%
College-Educated
92%
High-School Grad
1.6 sq mi
ZIP Area
4,363
Density / Sq Mi
$100,735
Median Household Income
$52,002
Median Earnings
$1,172
Median Rent
$238,200
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?
Duplex - Two-level layout includes four-bedroom and two-bedroom residences with renovation work underway.
Where is this duplex located?
The property is located at 104 Union Avenue Stratford, NJ.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: Four‑bedroom first‑floor unit paired with a two‑bedroom second‑floor unit; 1,734 square feet on a 0.17‑acre lot; Renovation includes flooring, kitchens, bathrooms, windows, and drywall work
