Mixed-Use Property with
For Sale
$450,000
204 West Clinton Avenue, Oaklyn, NJ 08107
Building combines a vacant storefront with a separately accessed residential unit.
Property Size2,116 SF
Price / SF$212.67
Days on Market226
Property Features for 204 West Clinton Avenue
General Information
Standard status
Active
Size
2,116 SF
Property subtype
Multi-Family / Fee Simple
Zoning
RES
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,447
Amenities
No
Other
No Pool
Above Grade, Below Grade
Building Details
Year Built
1927
Listing Agency:
Better Homes and Gardens Real Estate Maturo
(908) 386-1650
Listed By:
Janeen Carr · License #1750953
(908) 386-1650
Source:
Compass
Added: Jan 17
Changed: Aug 30
Last Checked: Mar 25 at 7:46PM
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 Better Homes and Gardens Real Estate Maturo
Investment Insights
Based on property information with market context.
This mixed-use property contains 2,116 square feet in a building constructed in 1927. The ground-level commercial space is vacant and was most recently operated as a convenience store; its earlier use was a barbershop. A separate occupied unit is reached from the rear of the building, creating distinct access for the residential component. The property is zoned RES and is located in Oaklyn, Camden County.
Access to regional destinations is a notable part of the setting. The property is near Route 130 and Highway 295, with the Walt Whitman Bridge approximately five minutes away and the Ben Franklin Bridge about ten minutes away. Its location provides connections for travel north and south while retaining a storefront presence within the existing building.
Access to regional destinations is a notable part of the setting. The property is near Route 130 and Highway 295, with the Walt Whitman Bridge approximately five minutes away and the Ben Franklin Bridge about ten minutes away. Its location provides connections for travel north and south while retaining a storefront presence within the existing building.
Key Highlights
- 2,116‑square‑foot mixed‑use building constructed in 1927
- Vacant storefront formerly used as a convenience store and barbershop
- Occupied unit has separate access from the rear of the building
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
$22,139
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
4.92%
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%
$442,780
$442.8K
Cap Rate 7%
$316,271
$316.3K
Cap Rate 9%
$245,989
$246.0K
Market Conditions
NOI Build-Up for 2,116 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
$38.1K $18.00/SF
− Vacancy
−$2.7K −$1.26/SF
EGI
$35.4K $16.74/SF
− OpEx
−$13.3K −$6.28/SF
NOI
$22.1K $10.46/SF
Area
Camden County, NJ
Vacancy
7.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$442,780
Cap Rate 7%
$316,271
Cap Rate 9%
$245,989
Alternative Uses
Best Use
Mixed Use
$316.3K
$276.7K – $369.0K
NOI $22,139 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$307.0K
$268.6K – $358.2K
NOI $21,489 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$536.5K
$469.5K – $626.0K
NOI $37,557 @ 7.0% cap · market cap 8.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
636
Businesses Nearby
Explore this area
Business Placement
Demographics for 08107, NJ
13,688
Population
6,180
Households
2.2
Avg Household Size
38
Median Age
36%
College-Educated
89%
High-School Grad
1.8 sq mi
ZIP Area
7,604
Density / Sq Mi
$70,262
Median Household Income
$44,771
Median Earnings
$1,257
Median Rent
$261,700
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?
Mixed-use property - Building combines a vacant storefront with a separately accessed residential unit.
Where is this mixed-use property located?
The property is located at 204 West Clinton Avenue Oaklyn, NJ.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,116‑square‑foot mixed‑use building constructed in 1927; Vacant storefront formerly used as a convenience store and barbershop; Occupied unit has separate access from the rear of the building
