Two-Family Duplex With
New
For Sale
$329,000
1856 S BROAD Street, Hamilton, NJ 08610
MULTI_FAMILY - Colonial - HAMILTON, NJ
Property Size1,660 SF
Lot Size0.04 Acres
Price / SF$198.19
Days on Market7
Property Features for 1856 S BROAD Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
2
Parking features
Driveway
Subdivision
NONE AVAILABLE
Elementary school district
HAMILTON TOWNSHIP
Middle school district
HAMILTON TOWNSHIP
High school district
HAMILTON TOWNSHIP
Standard status
Active
Size
1,660 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
5016
Utilities
Heating system
Hot Water(Heating)
Cooling system
Window Unit(s)
Building Details
Year built
1900
Number of units
2
Building materials
Brick, Vinyl Siding
Architectural style
Colonial
Listing Agency:
Action USA Jay Robert Realtors
(609) 890-6858
Listed By:
David M Ricigliano · License #124816
(609) 577-6227
Added: Aug 3
Changed: Aug 7
Last Checked: Aug 9 at 2:06PM
MLS# NJME2081658
Copyright © 2026 Bright MLS. 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 1,660-square-foot Colonial duplex, built in 1900, includes two residential units and a full basement. The first-floor residence is vacant, while the second-floor unit is occupied by a Section 8 tenant. Each unit has its own gas, electric, and hot-water service. The owner pays water, and tenants are responsible for gas, electric, and sewer. Exterior construction combines brick and vinyl siding, with hot-water heating, window-unit cooling, and driveway parking.
The property occupies 0.0413 acres at 1856 S Broad Street in Hamilton, New Jersey. Its existing two-unit layout, separate utility arrangements, and one vacant residence provide a clearly defined configuration for an owner-occupant or rental use, as supported by the current property setup.
The property occupies 0.0413 acres at 1856 S Broad Street in Hamilton, New Jersey. Its existing two-unit layout, separate utility arrangements, and one vacant residence provide a clearly defined configuration for an owner-occupant or rental use, as supported by the current property setup.
Key Highlights
- Two‑unit duplex with 1,660 square feet and a full basement
- First‑floor unit is vacant; second‑floor unit has a Section 8 tenant
- Separate gas, electric, and hot‑water service 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
$29,335
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
8.92%
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%
$586,700
$586.7K
Cap Rate 7%
$419,071
$419.1K
Cap Rate 9%
$325,944
$325.9K
Market Conditions
NOI Build-Up for 1,660 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
$44.8K $27.00/SF
− Vacancy
−$2.9K −$1.76/SF
EGI
$41.9K $25.25/SF
− OpEx
−$12.6K −$7.57/SF
NOI
$29.3K $17.67/SF
Area
Mercer County, NJ
Vacancy
6.50%
Lease Rate
$27.00 /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%
$586,700
Cap Rate 7%
$419,071
Cap Rate 9%
$325,944
Alternative Uses
Best Use
Multifamily LT 5
$419.1K
$366.7K – $488.9K
NOI $29,335 @ 7.0% cap · market cap 8.92%
Second Best
Apartment 5plus
$361.9K
$316.7K – $422.3K
NOI $25,336 @ 7.0% cap · market cap 7.70%
Theoretical Best
Warehouse
$534.1K
$467.3K – $623.1K
NOI $37,386 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Explore this area
Business Placement
Demographics for 08610, NJ
32,649
Population
12,363
Households
2.6
Avg Household Size
38
Median Age
25%
College-Educated
89%
High-School Grad
7.4 sq mi
ZIP Area
4,412
Density / Sq Mi
$87,159
Median Household Income
$43,990
Median Earnings
$1,491
Median Rent
$248,900
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?
Duplex - Separate utility systems support flexible occupancy and expense allocation between the units.
Where is this duplex located?
The property is located at 1856 S BROAD Street Hamilton, NJ.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,660 square feet and a full basement; First‑floor unit is vacant; second‑floor unit has a Section 8 tenant; Separate gas, electric, and hot‑water service for each unit
