Upgraded Duplex with Private
For Sale
$450,000
2555-2557 ERIAL ROAD, Blackwood, NJ 08012
Two units include private garages, storage lofts, and updated interior finishes.
Property Size1,926 SF
Days on Market9
Property Features for 2555-2557 ERIAL ROAD
General Information
Standard status
Active
Size
1,926 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$4,510
Building Details
Building Size
1,926 SF
Year Built
1978
Listing Agency:
The Plum Real Estate Group, LLC
Listed By:
George L Plum · License #0903493
(856) 537-5464
Source:
Patmckennarealtors
Added: Sep 14
Changed: Sep 19
Last Checked: Sep 21 at 8:36AM
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 The Plum Real Estate Group, LLC
Investment Insights
Based on property information with market context.
This duplex contains nearly 2,000 square feet of living space and was built in 1978. The property includes two separate units, with a garage and storage loft assigned to each. Interior improvements include Lifeproof luxury vinyl plank flooring, upgraded kitchens with granite countertops, tile backsplashes, and under-cabinet lighting. Additional updates include newer interior and exterior doors and windows, a newer roof, upgraded siding, and an updated HVAC system.
The partially finished basement adds living and storage space and connects to the rear yard through a walk-out. Set on a private, partially wooded lot, the exterior includes a Trex-decked front porch, vinyl railings, professional landscaping, exterior lighting, and a dedicated BBQ area. The property is located near Route 42, Route 55, the Atlantic City Expressway, and the NJ Turnpike, with access to Philadelphia and shore points. Gloucester Township shopping outlets, restaurants, and downtown Blackwood are also nearby.
The partially finished basement adds living and storage space and connects to the rear yard through a walk-out. Set on a private, partially wooded lot, the exterior includes a Trex-decked front porch, vinyl railings, professional landscaping, exterior lighting, and a dedicated BBQ area. The property is located near Route 42, Route 55, the Atlantic City Expressway, and the NJ Turnpike, with access to Philadelphia and shore points. Gloucester Township shopping outlets, restaurants, and downtown Blackwood are also nearby.
Key Highlights
- Nearly 2,000 square feet of living space
- Two units, each with its own garage and storage loft
- Built in 1978 with newer roof, windows, doors, siding, and HVAC
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
$21,904
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
4.87%
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%
$438,080
$438.1K
Cap Rate 7%
$312,914
$312.9K
Cap Rate 9%
$243,378
$243.4K
Market Conditions
NOI Build-Up for 1,926 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
$33.1K $17.16/SF
− Vacancy
−$1.8K −$0.91/SF
EGI
$31.3K $16.25/SF
− OpEx
−$9.4K −$4.87/SF
NOI
$21.9K $11.37/SF
Area
Camden County, NJ
Vacancy
5.32%
Lease Rate
$17.16 /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%
$438,080
Cap Rate 7%
$312,914
Cap Rate 9%
$243,378
Alternative Uses
Best Use
Multifamily LT 5
$312.9K
$273.8K – $365.1K
NOI $21,904 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$279.4K
$244.5K – $326.0K
NOI $19,560 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$488.3K
$427.3K – $569.7K
NOI $34,184 @ 7.0% cap · market cap 7.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Explore this area
Business Placement
Demographics for 08012, NJ
38,581
Population
16,192
Households
2.4
Avg Household Size
40
Median Age
34%
College-Educated
95%
High-School Grad
15.0 sq mi
ZIP Area
2,572
Density / Sq Mi
$93,497
Median Household Income
$52,650
Median Earnings
$1,589
Median Rent
$268,500
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 - Two units include private garages, storage lofts, and updated interior finishes.
Where is this duplex located?
The property is located at 2555-2557 ERIAL ROAD Blackwood, 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: Nearly 2,000 square feet of living space; Two units, each with its own garage and storage loft; Built in 1978 with newer roof, windows, doors, siding, and HVAC
