Top-and-Bottom Duplex with
New
For Sale
$619,000
27 Hillcrest Ave, Lodi, NJ 07644
Two apartments feature separate entrances, flexible living areas, eat-in kitchens, and access to a shaded private side yard.
Property Size1,456 SF
Price / SF$425.14
Days on Market7
Property Features for 27 Hillcrest Ave
General Information
Standard status
Active
Size
1,456 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
front porch
private side yard
washer/dryer hook up
Building Details
Year Built
1957
Listing Agency:
TERRIE O'CONNOR REALTORS
Listed By:
AMY PARKER
(201) 786-9055
Source:
Luminancerealty
Added: Sep 19
Last Checked: Sep 24 at 2:42PM
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 TERRIE O'CONNOR REALTORS
Investment Insights
Based on property information with market context.
This 1,456-square-foot duplex, built in 1957, is arranged as upper and lower apartments with separate entry points from a covered front porch. Each residence includes two bedrooms, one bathroom, a living room, and an eat-in kitchen. The first-floor unit also has exterior access from the kitchen. A basement extends the usable area and can be reached from the lower apartment or through rear stairs from the yard; it is unfinished and includes washer and dryer connections.
The property includes a private side yard with mature trees. Its Lodi Boro location provides access to Routes 80 and 46, NJ Transit, and bus and train commuter service to New York City.
The property includes a private side yard with mature trees. Its Lodi Boro location provides access to Routes 80 and 46, NJ Transit, and bus and train commuter service to New York City.
Key Highlights
- Duplex contains two 2‑bedroom, 1‑bath apartments
- 1,456 SF property built in 1957
- Separate entrances serve the upper and lower residences
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
$24,368
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
3.94%
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%
$487,360
$487.4K
Cap Rate 7%
$348,114
$348.1K
Cap Rate 9%
$270,756
$270.8K
Market Conditions
NOI Build-Up for 1,456 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
$37.2K $25.56/SF
− Vacancy
−$2.4K −$1.65/SF
EGI
$34.8K $23.91/SF
− OpEx
−$10.4K −$7.17/SF
NOI
$24.4K $16.74/SF
Area
Bergen 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%
$487,360
Cap Rate 7%
$348,114
Cap Rate 9%
$270,756
Alternative Uses
Best Use
Multifamily LT 5
$348.1K
$304.6K – $406.1K
NOI $24,368 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$319.9K
$279.9K – $373.2K
NOI $22,390 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$380.2K
$332.7K – $443.6K
NOI $26,613 @ 7.0% cap · market cap 4.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,089
Businesses Nearby
Explore this area
Business Placement
Demographics for 07644, NJ
26,206
Population
9,864
Households
2.7
Avg Household Size
39
Median Age
28%
College-Educated
85%
High-School Grad
2.3 sq mi
ZIP Area
11,394
Density / Sq Mi
$84,570
Median Household Income
$48,142
Median Earnings
$1,675
Median Rent
$449,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 apartments feature separate entrances, flexible living areas, eat-in kitchens, and access to a shaded private side yard.
Where is this duplex located?
The property is located at 27 Hillcrest Ave Lodi, NJ.
What is the asking price?
The asking price for this property is $619,000.
What are key features of this property?
This property features: Duplex contains two 2‑bedroom, 1‑bath apartments; 1,456 SF property built in 1957; Separate entrances serve the upper and lower residences
