Duplex with Double
For Sale
$650,000
2-12-14 Hillcrest Ave, West Orange, NJ 07052
Two-unit property with a corner-lot setting, full basement, and substantial renovation needs.
Property Size2,100 SF
Price / SF$309.52
Days on Market153
Property Features for 2-12-14 Hillcrest Ave
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Residential Income
Property Condition
Severity
Repairs Needed
Evidence
fixer-upper
Units
Unit Mix
1 x 3BR, 1 x 1BR
Multifamily Units
2
Listing Agency:
REMAX FIRST REALTY II
(908) 664-1500
Listed By:
OLIVIER LOUIS · License #448560
(908) 664-1500
Source:
Exprealty
Added: Apr 1
Changed: Aug 30
Last Checked: Aug 30 at 9:54PM
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 REMAX FIRST REALTY II
Investment Insights
Based on property information with market context.
This two-family duplex in West Orange is configured with a three-bedroom first-floor unit and a separate one-bedroom apartment above. The property contains approximately 2,100+ sq ft of living space, along with a full basement that includes two additional rooms. A double garage and corner-lot placement add practical features to the existing layout.
The home is dated and requires repairs and updates throughout. The first-floor layout may be reconfigured to create an additional bedroom, while the upper unit offers potential for a two-bedroom arrangement. Located at 2-12-14 Hillcrest Ave, the property presents a defined renovation project with multiple existing residential spaces.
The home is dated and requires repairs and updates throughout. The first-floor layout may be reconfigured to create an additional bedroom, while the upper unit offers potential for a two-bedroom arrangement. Located at 2-12-14 Hillcrest Ave, the property presents a defined renovation project with multiple existing residential spaces.
Key Highlights
- Approximately 2,100+ sq ft of living space
- Two‑family layout with a 3‑bedroom first‑floor unit
- Separate 1‑bedroom second‑floor 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
$35,146
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
5.41%
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%
$702,920
$702.9K
Cap Rate 7%
$502,086
$502.1K
Cap Rate 9%
$390,511
$390.5K
Market Conditions
NOI Build-Up for 2,100 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
$53.7K $25.56/SF
− Vacancy
−$3.5K −$1.65/SF
EGI
$50.2K $23.91/SF
− OpEx
−$15.1K −$7.17/SF
NOI
$35.1K $16.74/SF
Area
Essex 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%
$702,920
Cap Rate 7%
$502,086
Cap Rate 9%
$390,511
Alternative Uses
Best Use
Multifamily LT 5
$502.1K
$439.3K – $585.8K
NOI $35,146 @ 7.0% cap · market cap 5.41%
Second Best
Apartment 5plus
$461.3K
$403.7K – $538.2K
NOI $32,294 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$548.4K
$479.8K – $639.8K
NOI $38,385 @ 7.0% cap · market cap 5.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 07052, NJ
48,867
Population
18,300
Households
2.7
Avg Household Size
42
Median Age
53%
College-Educated
92%
High-School Grad
12.0 sq mi
ZIP Area
4,072
Density / Sq Mi
$131,456
Median Household Income
$63,458
Median Earnings
$1,791
Median Rent
$527,200
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-unit property with a corner-lot setting, full basement, and substantial renovation needs.
Where is this duplex located?
The property is located at 2-12-14 Hillcrest Ave West Orange, NJ.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Approximately 2,100+ sq ft of living space; Two‑family layout with a 3‑bedroom first‑floor unit; Separate 1‑bedroom second‑floor unit
