First-Floor Residential Income
For Sale
$205,000
25 S CHURCH ROAD Unit #133, Maple Shade, NJ 08052
Three-bedroom condo with hardwood flooring, private patio access, and community recreation amenities.
Property Size1,192 SF
Days on Market9
Property Features for 25 S CHURCH ROAD Unit #133
General Information
Standard status
Active
Size
1,192 SF
Property subtype
Unit/Flat/Apartment
Additional Details
Highway Access
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$4,436
Amenities
fireplace
patio
swimming pool
tennis courts
Building Details
Building Size
1,192 SF
Year Built
1973
Listing Agency:
Better Homes and Gardens Real Estate Maturo
(856) 405-1661
Listed By:
Nikolas Joesph Midure · License #2336488
(856) 405-1661
Source:
Patmckennarealtors
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 30 at 9:28PM
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 first-floor residential income property is configured as a three-bedroom, 1.5-bath condominium built in 1973. Interior features include Brazilian cherry hardwood flooring, ceiling fans, a fireplace, and a kitchen equipped with granite countertops, stainless steel appliances, and substantial cabinet storage. The living room and one secondary bedroom each connect directly to the patio through sliding glass doors. The primary bedroom includes a walk-in closet and private half bathroom, while newer HVAC and hot water systems add to the property's current improvements.
Residents have access to a community swimming pool and tennis courts. The property provides access to Route 73, Route 38, Route 41 (Kings Highway), I-295, and the New Jersey Turnpike. Moorestown Mall and Cherry Hill Mall are also nearby, along with shopping, restaurants, and grocery stores.
Residents have access to a community swimming pool and tennis courts. The property provides access to Route 73, Route 38, Route 41 (Kings Highway), I-295, and the New Jersey Turnpike. Moorestown Mall and Cherry Hill Mall are also nearby, along with shopping, restaurants, and grocery stores.
Key Highlights
- Three‑bedroom, 1.5‑bath first‑floor condominium built in 1973
- Brazilian cherry hardwood floors, fireplace, and ceiling fans throughout
- Granite kitchen counters with stainless steel appliances
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
$18,331
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
8.94%
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%
$366,620
$366.6K
Cap Rate 7%
$261,871
$261.9K
Cap Rate 9%
$203,678
$203.7K
Market Conditions
NOI Build-Up for 1,192 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
$35.8K $30.00/SF
− Vacancy
−$2.4K −$2.04/SF
EGI
$33.3K $27.96/SF
− OpEx
−$15.0K −$12.58/SF
NOI
$18.3K $15.38/SF
Area
Ocean County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$366,620
Cap Rate 7%
$261,871
Cap Rate 9%
$203,678
Alternative Uses
Best Use
Apartment 5plus
$261.9K
$229.1K – $305.5K
NOI $18,331 @ 7.0% cap · market cap 8.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$311.3K
$272.4K – $363.1K
NOI $21,788 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
367
Businesses Nearby
Explore this area
Business Placement
Demographics for 08052, NJ
20,003
Population
9,401
Households
2.1
Avg Household Size
38
Median Age
34%
College-Educated
96%
High-School Grad
3.8 sq mi
ZIP Area
5,264
Density / Sq Mi
$75,732
Median Household Income
$49,963
Median Earnings
$1,574
Median Rent
$235,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom condo with hardwood flooring, private patio access, and community recreation amenities.
Where is this residential income property located?
The property is located at 25 S CHURCH ROAD Unit #133 Maple Shade, NJ.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Three‑bedroom, 1.5‑bath first‑floor condominium built in 1973; Brazilian cherry hardwood floors, fireplace, and ceiling fans throughout; Granite kitchen counters with stainless steel appliances
