Renovated Ranch
For Sale
$429,900
Pending
149B Maclura Plz, Monroe Twp, NJ 08831
Residential, Ranch, Duplex, Monroe Twp., NJ
Property Size1,078 SF
Days on Market193
Property Features for 149B Maclura Plz
General Information
Property type
Residential
Property subtype
Duplex
Zoning
55 plus adult
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 1, Bathroom 2
Parking
2
Interior features
CODetect, SmokeDet, StallShw, TubShowr
Exterior features
Curbs
Appliances
Carbon Monoxide Detector, Dishwasher, Dryer, Microwave Oven, Range/Oven-Electric, Refrigerator, Washer
Subdivision
Clearbrook
Lot features
Cul-De-Sac, Level Lot
Directions
Applegarth Rd to Clearbrook gate, left on Clearbrook Cir, left on Chatham Dr, straight to MaClura.
Standard status
Pending
Size
1,078 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2886
HOA Fee
$488 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Baseboard, Electric (Heating)
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Amenities
clubhouse
fitness center
pool
tennis court
golf
Building Details
Year built
1974
Flooring type
Tile, Linoleum
Roof type
Shingle
Architectural style
Other, Ranch
Listing Agency:
RE/MAX OUR TOWN · RE/MAX International
(732) 419-9300
Listed By:
COLIN CHANG · License #1111722
(732) 930-8823
Added: Feb 25
Changed: Sep 4
Last Checked: Sep 6 at 3:06AM
MLS# 4011554
Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,078-square-foot ranch duplex, built in 1974, has been renovated with new luxury vinyl flooring, updated light fixtures, ceiling fans, and fresh paint. The kitchen includes modern cabinetry, stainless steel appliances, and granite countertops, while both bathrooms feature new vanities, fixtures, tile work, and refreshed showers. An enclosed sunroom adds flexible year-round living space. Central A/C and multi-zoned electric baseboard heating provide climate control.
The property is located within Clearbrook, a 55+ gated community in Monroe Township, NJ. Community amenities include a clubhouse, fitness center, pool, tennis court, and golf. Shopping, dining, and major roadways are nearby. The home is served by public water and public sewer, with cable available.
The property is located within Clearbrook, a 55+ gated community in Monroe Township, NJ. Community amenities include a clubhouse, fitness center, pool, tennis court, and golf. Shopping, dining, and major roadways are nearby. The home is served by public water and public sewer, with cable available.
Key Highlights
- 1,078‑square‑foot ranch duplex built in 1974
- Two bedrooms and two bathrooms with updated finishes
- Renovated kitchen with stainless steel appliances and granite countertops
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
$18,042
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
4.20%
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%
$360,840
$360.8K
Cap Rate 7%
$257,743
$257.7K
Cap Rate 9%
$200,467
$200.5K
Market Conditions
NOI Build-Up for 1,078 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
$27.6K $25.56/SF
− Vacancy
−$1.8K −$1.65/SF
EGI
$25.8K $23.91/SF
− OpEx
−$7.7K −$7.17/SF
NOI
$18.0K $16.74/SF
Area
Middlesex County, NJ
Vacancy
6.46%
Lease Rate
$25.56 /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%
$360,840
Cap Rate 7%
$257,743
Cap Rate 9%
$200,467
Alternative Uses
Best Use
Multifamily LT 5
$257.7K
$225.5K – $300.7K
NOI $18,042 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$236.8K
$207.2K – $276.3K
NOI $16,577 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$281.5K
$246.3K – $328.4K
NOI $19,704 @ 7.0% cap · market cap 4.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
512
Businesses Nearby
Explore this area
Business Placement
Demographics for 08831, NJ
55,123
Population
24,898
Households
2.2
Avg Household Size
53
Median Age
51%
College-Educated
95%
High-School Grad
51.3 sq mi
ZIP Area
1,075
Density / Sq Mi
$108,741
Median Household Income
$74,340
Median Earnings
$1,872
Median Rent
$489,700
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-bedroom, two-bath home with an enclosed sunroom, updated kitchen, central air, and public utilities.
Where is this duplex located?
The property is located at 149B Maclura Plz Monroe Twp, NJ.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: 1,078‑square‑foot ranch duplex built in 1974; Two bedrooms and two bathrooms with updated finishes; Renovated kitchen with stainless steel appliances and granite countertops
