Multi-Structure Mixed-Use
For Sale
$549,000
2505-2507 HIGH ST, Port Norris, NJ 08349
Two principal structures offer professional, residential, and commercial configurations, complemented by outbuildings, parking, and an in-ground pool.
Property Size4,965 SF
Price / SF$110.57
Days on Market173
Property Features for 2505-2507 HIGH ST
General Information
Standard status
Active
Size
4,965 SF
Property subtype
Multi-Family
Listing Agency:
Collini Real Estate LLC
(856) 692-9933
Listed By:
Brian R Collini · License #0455485
(856) 692-9933
Source:
Opal-realestate
Added: Mar 13
Changed: Aug 30
Last Checked: Aug 31 at 5:02PM
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 Collini Real Estate LLC
Investment Insights
Based on property information with market context.
This mixed-use property consists of two principal structures on the same deed. The primary building includes a main level configured for professional use and an upper-level two-bedroom, one-bath apartment with a current tenant. A second structure, formerly used as a showroom, provides flexible commercial or residential space on the first floor, while the upper level offers a layout that could accommodate three to four bedrooms and a full bath. A ramp serves the main level.
Detached improvements include a 36' x 24' garage, a 47' x 12' structure leading to an in-ground pool, and another 32' x 28' garage at 2505 High Street. Additional parking at that address is included. The property is zoned VR-3, is being sold strictly AS IS, and was built in 1890. Buyer due diligence is required for zoning, permitted uses, certifications, and the C/O.
Detached improvements include a 36' x 24' garage, a 47' x 12' structure leading to an in-ground pool, and another 32' x 28' garage at 2505 High Street. Additional parking at that address is included. The property is zoned VR-3, is being sold strictly AS IS, and was built in 1890. Buyer due diligence is required for zoning, permitted uses, certifications, and the C/O.
Key Highlights
- Two principal structures on the same deed, including a primary building and a former showroom
- Upper‑level apartment with 2 bedrooms and 1 bathroom; currently occupied by a tenant
- 36' x 24' detached garage and 47' x 12' outbuilding
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
$50,271
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
9.16%
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%
$1,005,420
$1.0M
Cap Rate 7%
$718,157
$718.2K
Cap Rate 9%
$558,567
$558.6K
Market Conditions
NOI Build-Up for 4,965 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
$89.4K $18.00/SF
− Vacancy
−$8.9K −$1.80/SF
EGI
$80.4K $16.20/SF
− OpEx
−$30.2K −$6.07/SF
NOI
$50.3K $10.13/SF
Area
Cumberland County, NJ
Vacancy
10.00%
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%
$1,005,420
Cap Rate 7%
$718,157
Cap Rate 9%
$558,567
Alternative Uses
Best Use
Apartment 5plus
$849.1K
$743.0K – $990.7K
NOI $59,440 @ 7.0% cap · market cap 10.83%
Second Best
Mixed Use
$718.2K
$628.4K – $837.9K
NOI $50,271 @ 7.0% cap · market cap 9.16%
Theoretical Best
Office A
$7.45M
$6.52M – $8.70M
NOI $521,849 @ 7.0% cap · market cap 95.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Explore this area
Business Placement
Demographics for 08349, NJ
1,895
Population
1,043
Households
1.8
Avg Household Size
44
Median Age
5%
College-Educated
91%
High-School Grad
34.5 sq mi
ZIP Area
55
Density / Sq Mi
$55,893
Median Household Income
$49,000
Median Earnings
$1,670
Median Rent
$124,600
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 - Two principal structures offer professional, residential, and commercial configurations, complemented by outbuildings, parking, and an in-ground pool.
Where is this mixed-use property located?
The property is located at 2505-2507 HIGH ST Port Norris, NJ.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Two principal structures on the same deed, including a primary building and a former showroom; Upper‑level apartment with 2 bedrooms and 1 bathroom; currently occupied by a tenant; 36' x 24' detached garage and 47' x 12' outbuilding
