Downtown Mixed-Use Income
For Sale
$495,000
117 W MERCHANT STREET, Audubon, NJ 08106
Turnkey mixed-use building with a street-level barbershop and two residential apartments above.
Property Size2,080 SF
Price / SF$237.98
Days on Market79
Property Features for 117 W MERCHANT STREET
General Information
Standard status
Active
Size
2,080 SF
Property subtype
Commercial
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Year Built
1920
Tenancy
Multi
Listing Agency:
Keller Williams Realty
(856) 905-5862
Listed By:
Melissa A Connell
(856) 905-5862
Source:
Cummingsrealtors
Added: Jun 13
Changed: Aug 28
Last Checked: Aug 29 at 10:09AM
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 Realty
Investment Insights
Based on property information with market context.
This fully occupied mixed-use property combines street-level retail with two residential apartments above. The ground-floor storefront is occupied by a barbershop and is described as having multiple barber stations, custom wood finishes, classic subway tile accents, and industrial-style lighting, along with a private kitchenette/break area. Two separate residential units sit above the commercial space, each with its own private entrance. One unit is a studio with an open-concept layout, a full kitchen, and a spacious living/sleeping area. The second unit is a two-bedroom apartment with a separate bedroom, closet space, a full kitchen with abundant cabinetry and counter space, and a living room with natural light.
The property is located in the heart of downtown Audubon along the Merchant Street business district. The commercial space has excellent street visibility, and the surrounding area is described as home to locally owned shops, restaurants, cafes, breweries, and year-round community events.
For buyers seeking an owner-occupied or income-focused asset, the mix of an established retail tenant plus two residential apartments supports a diversified rental structure within a single building. With all units currently leased, the property is positioned for immediate occupancy and straightforward operations for a new owner.
The property is located in the heart of downtown Audubon along the Merchant Street business district. The commercial space has excellent street visibility, and the surrounding area is described as home to locally owned shops, restaurants, cafes, breweries, and year-round community events.
For buyers seeking an owner-occupied or income-focused asset, the mix of an established retail tenant plus two residential apartments supports a diversified rental structure within a single building. With all units currently leased, the property is positioned for immediate occupancy and straightforward operations for a new owner.
Key Highlights
- 1920‑built mixed‑use building with street‑level commercial space and two residential apartments above
- Broken Anchor Barbershop storefront with multiple barber stations, custom wood finishes, subway tile accents, and industrial lighting
- Private kitchenette/break area in the commercial space and excellent street visibility on Merchant Street
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
$23,656
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
4.78%
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%
$473,120
$473.1K
Cap Rate 7%
$337,943
$337.9K
Cap Rate 9%
$262,844
$262.8K
Market Conditions
NOI Build-Up for 2,080 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
$35.7K $17.16/SF
− Vacancy
−$1.9K −$0.91/SF
EGI
$33.8K $16.25/SF
− OpEx
−$10.1K −$4.87/SF
NOI
$23.7K $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%
$473,120
Cap Rate 7%
$337,943
Cap Rate 9%
$262,844
Alternative Uses
Best Use
Multifamily LT 5
$337.9K
$295.7K – $394.3K
NOI $23,656 @ 7.0% cap · market cap 4.78%
Second Best
Mixed Use
$310.9K
$272.0K – $362.7K
NOI $21,762 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$527.4K
$461.5K – $615.3K
NOI $36,918 @ 7.0% cap · market cap 7.46%
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
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
921
Businesses Nearby
Explore this area
Business Placement
Demographics for 08106, NJ
9,698
Population
3,996
Households
2.4
Avg Household Size
43
Median Age
43%
College-Educated
96%
High-School Grad
1.6 sq mi
ZIP Area
6,061
Density / Sq Mi
$107,539
Median Household Income
$61,139
Median Earnings
$1,083
Median Rent
$286,500
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?
Mixed-use property - Turnkey mixed-use building with a street-level barbershop and two residential apartments above.
Where is this mixed-use property located?
The property is located at 117 W MERCHANT STREET Audubon, NJ.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 1920‑built mixed‑use building with street‑level commercial space and two residential apartments above; Broken Anchor Barbershop storefront with multiple barber stations, custom wood finishes, subway tile accents, and industrial lighting; Private kitchenette/break area in the commercial space and excellent street visibility on Merchant Street
