Residential Income Property Needing
For Sale
$185,000
1077 TRISTRAM CIRCLE, Mantua, NJ 08051
The property is offered as-is and requires removal of remaining contents before occupancy-related certifications may be obtained.
Property Size872 SF
Days on Market9
Property Features for 1077 TRISTRAM CIRCLE
General Information
Standard status
Active
Size
872 SF
Property subtype
Unit/Flat/Apartment
Taxes and HOA fees
Annual Taxes
$4,123
Building Details
Building Size
872 SF
Year Built
1988
Listing Agency:
Keller Williams - Main Street
(856) 425-5135
Listed By:
Samantha Joy Sandoz · License #2183367
(856) 425-5135
Source:
Patmckennarealtors
Added: Aug 13
Changed: Aug 20
Last Checked: Aug 20 at 12:36PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams - Main Street
Investment Insights
Based on property information with market context.
This residential income property at 1077 Tristram Circle was built in 1988 and is being offered in its existing as-is condition. Remaining contents are present throughout the home and must be removed by the buyer as part of the property’s next phase.
The buyer is also responsible for obtaining a temporary Certificate of Occupancy and temporary Fire Certificate if either is required by the municipality. The property presents a renovation project for a buyer prepared to address the existing contents and applicable municipal requirements.
The buyer is also responsible for obtaining a temporary Certificate of Occupancy and temporary Fire Certificate if either is required by the municipality. The property presents a renovation project for a buyer prepared to address the existing contents and applicable municipal requirements.
Key Highlights
- Residential income property built in 1988
- Sold in as‑is condition
- Buyer responsible for removing all remaining contents
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
$10,192
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
5.51%
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%
$203,840
$203.8K
Cap Rate 7%
$145,600
$145.6K
Cap Rate 9%
$113,244
$113.2K
Market Conditions
NOI Build-Up for 872 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
$19.7K $22.56/SF
− Vacancy
−$1.1K −$1.31/SF
EGI
$18.5K $21.25/SF
− OpEx
−$8.3K −$9.56/SF
NOI
$10.2K $11.69/SF
Area
Gloucester County, NJ
Vacancy
5.80%
Lease Rate
$22.56 /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%
$203,840
Cap Rate 7%
$145,600
Cap Rate 9%
$113,244
Alternative Uses
Best Use
Apartment 5plus
$145.6K
$127.4K – $169.9K
NOI $10,192 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$293.1K
$256.5K – $342.0K
NOI $20,518 @ 7.0% cap · market cap 11.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 08051, NJ
10,644
Population
4,602
Households
2.3
Avg Household Size
43
Median Age
36%
College-Educated
98%
High-School Grad
3.8 sq mi
ZIP Area
2,801
Density / Sq Mi
$97,452
Median Household Income
$57,900
Median Earnings
$1,691
Median Rent
$249,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - The property is offered as-is and requires removal of remaining contents before occupancy-related certifications may be obtained.
Where is this residential income property located?
The property is located at 1077 TRISTRAM CIRCLE Mantua, NJ.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: Residential income property built in 1988; Sold in as‑is condition; Buyer responsible for removing all remaining contents
