Aberdeen Woods Townhomes For
For Sale
Contact for pricing
133 Aberdeen Rd, Matawan, NJ 07747
11-unit townhome community in Monmouth County, New Jersey.
Property Size16,830 SF
Price / SF$243.61
Days on Market161
Property Features for 133 Aberdeen Rd
General Information
Standard status
Active
Size
16,830 SF
Class
B
Property subtype
Multifamily
Occupancy
100%
Investment Type
Value Add
Building Details
Year Built
2001
Buildings
1
Stories
3
Units
11
Listing Agency:
Marcus & Millichap - New Jersey
(201) 742-6177
Listed By:
Chez Eider · License #NJ 1863116
Source:
Crexi
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 2:57PM
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 Marcus & Millichap - New Jersey
Investment Insights
Based on property information with market context.
Aberdeen Woods Townhomes is an 11-unit townhome-style multifamily community located in the Aberdeen / Matawan submarket of Monmouth County, New Jersey. Constructed in 2001, the property consists entirely of three-story two-bedroom, 2.5-bath townhome residences. Each unit features private entrances, attached garages, separate utilities, and individual decks. The residences average approximately 1,530 square feet including garages, offering substantially larger living space. This format attracts tenants seeking the space and privacy of single-family living while remaining within the rental market. The property produces stable in-place cash flow with an opportunity for additional NOI growth through gradual rent alignment with comparable two-bedroom rentals in the submarket. Current rents remain below market levels, providing a clear path to increased revenue as leases roll. Aberdeen Woods is located in Northern Monmouth County, with convenient access to the Garden State Parkway and the Aberdeen-Matawan NJ Transit Station. The property benefits from proximity to major employment centers in both Monmouth and Middlesex Counties as well as the broader Fort Monmouth redevelopment corridor. With limited competing townhome-style rental supply in the immediate area, Aberdeen Woods offers investors the opportunity to acquire a differentiated suburban multifamily asset with stable income and measurable rent growth potential. The property size is 16,830 square feet.
Key Highlights
- Townhome‑style residences offer tenants the space and privacy of single‑family living within the rental market.
- Opportunity for increased NOI through rent alignment with comparable two‑bedroom rentals.
- All units are large, three‑story, two‑bedroom, 2.5‑bath townhomes averaging 1,530 square feet with attached garages and private entrances.
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
$258,812
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
6.31%
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%
$5,176,240
$5.2M
Cap Rate 7%
$3,697,314
$3.7M
Cap Rate 9%
$2,875,689
$2.9M
Market Conditions
NOI Build-Up for 16,830 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
$504.9K $30.00/SF
− Vacancy
−$34.3K −$2.04/SF
EGI
$470.6K $27.96/SF
− OpEx
−$211.8K −$12.58/SF
NOI
$258.8K $15.38/SF
Area
Monmouth County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /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%
$5,176,240
Cap Rate 7%
$3,697,314
Cap Rate 9%
$2,875,689
Alternative Uses
Best Use
Apartment 5plus
$3.70M
$3.24M – $4.31M
NOI $258,812 @ 7.0% cap · market cap 6.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.39M
$3.85M – $5.13M
NOI $307,625 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
388
Businesses Nearby
Explore this area
Business Placement
Demographics for 07747, NJ
31,915
Population
13,134
Households
2.4
Avg Household Size
43
Median Age
51%
College-Educated
96%
High-School Grad
12.8 sq mi
ZIP Area
2,493
Density / Sq Mi
$124,896
Median Household Income
$61,503
Median Earnings
$1,840
Median Rent
$464,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - 11-unit townhome community in Monmouth County, New Jersey.
Where is this apartment building located?
The property is located at 133 Aberdeen Rd Matawan, NJ.
What is the asking price?
The asking price for this property is $4,100,000.
What are key features of this property?
This property features: Townhome‑style residences offer tenants the space and privacy of single‑family living within the rental market.; Opportunity for increased NOI through rent alignment with comparable two‑bedroom rentals.; All units are large, three‑story, two‑bedroom, 2.5‑bath townhomes averaging 1,530 square feet with attached garages and private entrances.
