Fully Occupied Duplex with
For Sale
$439,900
105 WILLOW TURN, Mount Laurel, NJ 08054
MULTI_FAMILY - MOUNT LAUREL, NJ
Property Size2,100 SF
Price / SF$209.48
Days on Market9
Property Features for 105 WILLOW TURN
General Information
Property type
Residential Multi Family
Property subtype
Townhouse
Bedrooms
4
Rooms
Bedroom 4, Bedroom 3, Bedroom 2, Bedroom 1
Subdivision
WILLOW TURN
High school
LENAPE REG
Standard status
Active
Size
2,100 SF
Amenities
attached garage
Building Details
Year built
1979
Listing Agency:
BHHS Fox & Roach Washington-Gloucester Home Marketing Center · Berkshire Hathaway HomeServices
Listed By:
Timothy Belko · License #0564155
(856) 981-1743
Added: Aug 3
Changed: Aug 10
Last Checked: Aug 11 at 11:06PM
MLS# NJBL2117666
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.
Investment Insights
Based on property information with market context.
This 2,100-square-foot duplex, built in 1979, contains two residential units with a practical two-bedroom configuration in each. One unit includes one bathroom, while the second provides two bathrooms. Both residences are occupied under month-to-month arrangements, offering an established operating setup for the next owner. An attached garage adds functional storage or parking capacity.
Each tenant is responsible for individual electric service. Water and sewer remain the landlord’s responsibility, with water billed back to the tenants. The property is located in Mount Laurel, Burlington County, near I-295, the New Jersey Turnpike, Route 73, and Route 38. Philadelphia is approximately 20 minutes away, while the Jersey Shore is about an hour from the property.
Each tenant is responsible for individual electric service. Water and sewer remain the landlord’s responsibility, with water billed back to the tenants. The property is located in Mount Laurel, Burlington County, near I-295, the New Jersey Turnpike, Route 73, and Route 38. Philadelphia is approximately 20 minutes away, while the Jersey Shore is about an hour from the property.
Key Highlights
- 2,100‑square‑foot duplex built in 1979
- Two units, each with 2 bedrooms; one has 1 bath and the other has 2 baths
- Both units are occupied under month‑to‑month tenancies
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
$30,095
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
6.84%
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%
$601,900
$601.9K
Cap Rate 7%
$429,929
$429.9K
Cap Rate 9%
$334,389
$334.4K
Market Conditions
NOI Build-Up for 2,100 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
$45.4K $21.60/SF
− Vacancy
−$2.4K −$1.13/SF
EGI
$43.0K $20.47/SF
− OpEx
−$12.9K −$6.14/SF
NOI
$30.1K $14.33/SF
Area
Burlington County, NJ
Vacancy
5.22%
Lease Rate
$21.60 /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%
$601,900
Cap Rate 7%
$429,929
Cap Rate 9%
$334,389
Alternative Uses
Best Use
Multifamily LT 5
$429.9K
$376.2K – $501.6K
NOI $30,095 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$392.9K
$343.8K – $458.4K
NOI $27,505 @ 7.0% cap · market cap 6.25%
Theoretical Best
Warehouse
$4.39M
$3.84M – $5.12M
NOI $307,448 @ 7.0% cap · market cap 69.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
621
Businesses Nearby
Explore this area
Business Placement
Demographics for 08054, NJ
44,633
Population
19,966
Households
2.2
Avg Household Size
44
Median Age
56%
College-Educated
96%
High-School Grad
21.7 sq mi
ZIP Area
2,057
Density / Sq Mi
$114,629
Median Household Income
$67,986
Median Earnings
$1,966
Median Rent
$341,400
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-unit residential income property with month-to-month occupancy, separate electric, and an attached garage.
Where is this duplex located?
The property is located at 105 WILLOW TURN Mount Laurel, NJ.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: 2,100‑square‑foot duplex built in 1979; Two units, each with 2 bedrooms; one has 1 bath and the other has 2 baths; Both units are occupied under month‑to‑month tenancies
