End-Unit Duplex with
New
For Sale
$415,888
164 WILLOW TURN, Mount Laurel, NJ 08054
Two residential units include private garages and on-site parking.
Property Size2,204 SF
Days on Market5
Property Features for 164 WILLOW TURN
General Information
Standard status
Active
Size
2,204 SF
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/2BA, 1 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,130
Building Details
Building Size
2,204 SF
Year Built
1979
Listing Agency:
BHHS Fox & Roach-Marlton
(856) 613-8003
Listed By:
Jonathan Zachary Benstead · License #2296861
(856) 613-8003
Source:
Patmckennarealtors
Added: Aug 18
Changed: Aug 21
Last Checked: Aug 21 at 5:47AM
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 BHHS Fox & Roach-Marlton
Investment Insights
Based on property information with market context.
This end-unit duplex at 164 Willow Turn in Mount Laurel, NJ, was built in 1979 and contains two residential units. Each unit has an attached garage and access to on-site parking. The configuration includes one vacant 2BR/2BA unit and one occupied 3BR/2BA unit on a month-to-month lease.
The property has an established rental history, with the current tenant responsible for electric and gas while the landlord covers water and sewer. No HOA fees are reported. The unit mix, garage access, and existing occupancy provide a straightforward multifamily configuration for continued residential rental use.
The property has an established rental history, with the current tenant responsible for electric and gas while the landlord covers water and sewer. No HOA fees are reported. The unit mix, garage access, and existing occupancy provide a straightforward multifamily configuration for continued residential rental use.
Key Highlights
- Two‑unit duplex at 164 Willow Turn, Mount Laurel, NJ 08054
- Unit mix includes one 2BR/2BA and one 3BR/2BA
- End‑unit layout with an attached garage for each unit
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
$31,585
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
7.59%
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%
$631,700
$631.7K
Cap Rate 7%
$451,214
$451.2K
Cap Rate 9%
$350,944
$350.9K
Market Conditions
NOI Build-Up for 2,204 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
$47.6K $21.60/SF
− Vacancy
−$2.5K −$1.13/SF
EGI
$45.1K $20.47/SF
− OpEx
−$13.5K −$6.14/SF
NOI
$31.6K $14.33/SF
Area
Burlington County, NJ
Vacancy
5.22%
Lease Rate
$21.60 /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%
$631,700
Cap Rate 7%
$451,214
Cap Rate 9%
$350,944
Alternative Uses
Best Use
Multifamily LT 5
$451.2K
$394.8K – $526.4K
NOI $31,585 @ 7.0% cap · market cap 7.59%
Second Best
Apartment 5plus
$412.4K
$360.8K – $481.1K
NOI $28,867 @ 7.0% cap · market cap 6.94%
Theoretical Best
Warehouse
$4.61M
$4.03M – $5.38M
NOI $322,674 @ 7.0% cap · market cap 77.59%
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
668
Businesses Nearby
Explore this area
Business Placement
Demographics for 08054, NJ
44,633
Population
19,966
Households
2.2
Avg Household Size
44
Median Age
56%
College-Educated
96%
High-School Grad
21.7 sq mi
ZIP Area
2,057
Density / Sq Mi
$114,629
Median Household Income
$67,986
Median Earnings
$1,966
Median Rent
$341,400
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 include private garages and on-site parking.
Where is this duplex located?
The property is located at 164 WILLOW TURN Mount Laurel, NJ.
What is the asking price?
The asking price for this property is $415,888.
What are key features of this property?
This property features: Two‑unit duplex at 164 Willow Turn, Mount Laurel, NJ 08054; Unit mix includes one 2BR/2BA and one 3BR/2BA; End‑unit layout with an attached garage for each unit
