Ground-Level Residential Income
New
For Sale
$225,000
1105 ABERDEEN LANE, Blackwood, NJ 08012
Two-bedroom condo with private patio, in-unit laundry, and access to community pool and tennis courts.
Property Size804 SF
Price / SF$279.85
Days on Market4
Property Features for 1105 ABERDEEN LANE
General Information
Standard status
Active
Size
804 SF
Property subtype
Apartment
Building Details
Year Built
1990
Listing Agency:
EXP Realty, LLC
(866) 201-6210
Listed By:
Joseph Albano
(609) 230-4173
Source:
Cummingsrealtors
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 8:56AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This ground-level residential income property at Players Place II offers 804 square feet arranged with an open living, dining, and kitchen area. The residence includes two bedrooms, one full bathroom, newer kitchen appliances, an in-unit washer and dryer, and a private patio. Fresh interior paint and a brand-new hot water heater add to the recent updates. Outdoor storage provides additional space for household items.
Community amenities include a swimming pool and tennis courts. The association manages exterior maintenance, lawn care, and snow removal. Located in Valleybrook in Gloucester Township, the property is near dining, shopping, recreation, and major roadways, with access to surrounding South Jersey destinations.
Community amenities include a swimming pool and tennis courts. The association manages exterior maintenance, lawn care, and snow removal. Located in Valleybrook in Gloucester Township, the property is near dining, shopping, recreation, and major roadways, with access to surrounding South Jersey destinations.
Key Highlights
- 804‑square‑foot ground‑level condo
- Two bedrooms and one full bathroom
- Private outdoor patio plus additional storage
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
$8,165
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
3.63%
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%
$163,300
$163.3K
Cap Rate 7%
$116,643
$116.6K
Cap Rate 9%
$90,722
$90.7K
Market Conditions
NOI Build-Up for 804 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
$15.7K $19.56/SF
− Vacancy
−$881 −$1.10/SF
EGI
$14.8K $18.46/SF
− OpEx
−$6.7K −$8.31/SF
NOI
$8.2K $10.16/SF
Area
Camden County, NJ
Vacancy
5.60%
Lease Rate
$19.56 /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%
$163,300
Cap Rate 7%
$116,643
Cap Rate 9%
$90,722
Alternative Uses
Best Use
Apartment 5plus
$116.6K
$102.1K – $136.1K
NOI $8,165 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$203.9K
$178.4K – $237.8K
NOI $14,270 @ 7.0% cap · market cap 6.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
200
Businesses Nearby
Explore this area
Business Placement
Demographics for 08012, NJ
38,581
Population
16,192
Households
2.4
Avg Household Size
40
Median Age
34%
College-Educated
95%
High-School Grad
15.0 sq mi
ZIP Area
2,572
Density / Sq Mi
$93,497
Median Household Income
$52,650
Median Earnings
$1,589
Median Rent
$268,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom condo with private patio, in-unit laundry, and access to community pool and tennis courts.
Where is this residential income property located?
The property is located at 1105 ABERDEEN LANE Blackwood, NJ.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 804‑square‑foot ground‑level condo; Two bedrooms and one full bathroom; Private outdoor patio plus additional storage
