Two-Unit Duplex with Detached
For Sale
$349,777
12 Warrick Ave, Glassboro, NJ 08028
Two residential units feature separate gas and electric meters, individual mechanical systems, basement storage, and access to a detached garage.
Property Size1,670 SF
Price / SF$209.45
Days on Market47
Property Features for 12 Warrick Ave
General Information
Standard status
Active
Size
1,670 SF
Property subtype
Multi-Family
Building Details
Year Built
1900
Listing Agency:
HOF Realty
(856) 316-2245
Listed By:
Harshilkumar Desai
Source:
Danmauz
Added: Jul 16
Changed: Aug 30
Last Checked: Aug 25 at 4:23AM
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 HOF Realty
Investment Insights
Based on property information with market context.
This duplex contains two residential units connected by a shared front entrance. The first-floor residence includes a living room, kitchen with backyard access, storage closet, basement entry, one full bathroom, and two bedrooms. The upper residence offers a kitchen, dining area, living room, one full bathroom, and three bedrooms arranged across the second and third floors.
Property systems are separated between the units, with individual gas and electric meters, two 100-amp electrical panels, two gas furnaces, and two gas hot water heaters. Additional features include a detached garage, exterior basement access, mechanical-system access, and basement storage.
The property is located near High Street and within walking distance of Rowan University. Downtown Glassboro restaurants, shopping, entertainment, and major roadways are also nearby.
Property systems are separated between the units, with individual gas and electric meters, two 100-amp electrical panels, two gas furnaces, and two gas hot water heaters. Additional features include a detached garage, exterior basement access, mechanical-system access, and basement storage.
The property is located near High Street and within walking distance of Rowan University. Downtown Glassboro restaurants, shopping, entertainment, and major roadways are also nearby.
Key Highlights
- Two‑unit duplex with separate residential living spaces
- First‑floor unit includes 2 bedrooms and 1 full bathroom
- Second‑floor unit includes 3 bedrooms and 1 full bathroom
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
$21,943
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
6.27%
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%
$438,860
$438.9K
Cap Rate 7%
$313,471
$313.5K
Cap Rate 9%
$243,811
$243.8K
Market Conditions
NOI Build-Up for 1,670 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
$33.1K $19.80/SF
− Vacancy
−$1.7K −$1.03/SF
EGI
$31.3K $18.77/SF
− OpEx
−$9.4K −$5.63/SF
NOI
$21.9K $13.14/SF
Area
Gloucester County, NJ
Vacancy
5.20%
Lease Rate
$19.80 /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%
$438,860
Cap Rate 7%
$313,471
Cap Rate 9%
$243,811
Alternative Uses
Best Use
Multifamily LT 5
$313.5K
$274.3K – $365.7K
NOI $21,943 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$278.9K
$244.0K – $325.3K
NOI $19,520 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$561.4K
$491.2K – $654.9K
NOI $39,295 @ 7.0% cap · market cap 11.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
660
Businesses Nearby
Explore this area
Business Placement
Demographics for 08028, NJ
24,818
Population
9,006
Households
2.8
Avg Household Size
28
Median Age
40%
College-Educated
92%
High-School Grad
14.5 sq mi
ZIP Area
1,712
Density / Sq Mi
$81,993
Median Household Income
$33,160
Median Earnings
$1,554
Median Rent
$278,500
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?
Duplex - Two residential units feature separate gas and electric meters, individual mechanical systems, basement storage, and access to a detached garage.
Where is this duplex located?
The property is located at 12 Warrick Ave Glassboro, NJ.
What is the asking price?
The asking price for this property is $349,777.
What are key features of this property?
This property features: Two‑unit duplex with separate residential living spaces; First‑floor unit includes 2 bedrooms and 1 full bathroom; Second‑floor unit includes 3 bedrooms and 1 full bathroom
