Multifamily Property with
For Sale
$289,999
437 W Broad St, Paulsboro, NJ 08066
Built in 1960 with electric baseboard heating, an electric water heater, and an on-site driveway.
Property Size1,891 SF
Price / SF$153.36
Days on Market48
Property Features for 437 W Broad St
General Information
Standard status
Active
Size
1,891 SF
Property subtype
Multi-Family
Building Details
Year Built
1960
Listing Agency:
Prime Realty Partners
Listed By:
John Rinick · License #1865546
(267) 205-1824
Source:
Danmauz
Added: Jul 30
Changed: Sep 10
Last Checked: Sep 14 at 5:28PM
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 Prime Realty Partners
Investment Insights
Based on property information with market context.
This multifamily property at 437 W Broad Street in Paulsboro, New Jersey, was built in 1960. Interior features include electric baseboard heating and an electric water heater. Exterior features include a driveway and an A-frame design.
The property is located in Gloucester County, with GPS directions provided for access.
The property is located in Gloucester County, with GPS directions provided for access.
Key Highlights
- Multifamily property at 437 W Broad Street, Paulsboro, NJ 08066
- Built in 1960
- Electric baseboard heating
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
$22,103
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
7.62%
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%
$442,060
$442.1K
Cap Rate 7%
$315,757
$315.8K
Cap Rate 9%
$245,589
$245.6K
Market Conditions
NOI Build-Up for 1,891 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
$42.7K $22.56/SF
− Vacancy
−$2.5K −$1.31/SF
EGI
$40.2K $21.25/SF
− OpEx
−$18.1K −$9.56/SF
NOI
$22.1K $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%
$442,060
Cap Rate 7%
$315,757
Cap Rate 9%
$245,589
Alternative Uses
Best Use
Apartment 5plus
$315.8K
$276.3K – $368.4K
NOI $22,103 @ 7.0% cap · market cap 7.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$635.6K
$556.2K – $741.6K
NOI $44,495 @ 7.0% cap · market cap 15.34%
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
316
Businesses Nearby
Explore this area
Business Placement
Demographics for 08066, NJ
8,414
Population
3,605
Households
2.3
Avg Household Size
37
Median Age
21%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
1,237
Density / Sq Mi
$62,412
Median Household Income
$35,684
Median Earnings
$1,092
Median Rent
$166,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Built in 1960 with electric baseboard heating, an electric water heater, and an on-site driveway.
Where is this multifamily property located?
The property is located at 437 W Broad St Paulsboro, NJ.
What is the asking price?
The asking price for this property is $289,999.
What are key features of this property?
This property features: Multifamily property at 437 W Broad Street, Paulsboro, NJ 08066; Built in 1960; Electric baseboard heating
