Two-Unit
New
For Sale
$245,000
27 W GARWOOD AVENUE, Williamstown, NJ 08094
Separate upper and lower residences provide a practical multi-unit configuration near shopping, transit, and major roads.
Property Size1,341 SF
Price / SF$182.70
Days on Market6
Property Features for 27 W GARWOOD AVENUE
General Information
Standard status
Active
Size
1,341 SF
Property subtype
Duplex
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Year Built
1939
Listing Agency:
BHHS Fox & Roach-Washington-Gloucester
(856) 227-8900
Listed By:
Angie Kovalak
(856) 885-0818
Source:
Cummingsrealtors
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 21 at 6:56AM
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 BHHS Fox & Roach-Washington-Gloucester
Investment Insights
Based on property information with market context.
Built in 1939, this duplex contains two separate residences with distinct bedroom and bath configurations. The upper-level unit includes one bedroom and one full bathroom, while the lower residence provides two bedrooms and one full bathroom.
The property is situated near Main Street, shopping, public transportation, and major roadways. Its two-unit layout offers a straightforward residential income property format for an owner or investor seeking separate living spaces within one building.
The property is situated near Main Street, shopping, public transportation, and major roadways. Its two-unit layout offers a straightforward residential income property format for an owner or investor seeking separate living spaces within one building.
Key Highlights
- Two‑unit duplex configuration
- Upper unit with 1 bedroom and 1 full bath
- Lower unit with 2 bedrooms and 1 full bath
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
$22,443
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%
$448,860
$448.9K
Cap Rate 7%
$320,614
$320.6K
Cap Rate 9%
$249,367
$249.4K
Market Conditions
NOI Build-Up for 1,341 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
$34.3K $25.56/SF
− Vacancy
−$2.2K −$1.65/SF
EGI
$32.1K $23.91/SF
− OpEx
−$9.6K −$7.17/SF
NOI
$22.4K $16.74/SF
Area
Middlesex 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%
$448,860
Cap Rate 7%
$320,614
Cap Rate 9%
$249,367
Alternative Uses
Best Use
Multifamily LT 5
$320.6K
$280.5K – $374.1K
NOI $22,443 @ 7.0% cap · market cap 9.16%
Second Best
Apartment 5plus
$294.6K
$257.8K – $343.7K
NOI $20,622 @ 7.0% cap · market cap 8.42%
Theoretical Best
Office A
$350.2K
$306.4K – $408.5K
NOI $24,511 @ 7.0% cap · market cap 10.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 08094, NJ
40,774
Population
15,878
Households
2.6
Avg Household Size
41
Median Age
28%
College-Educated
94%
High-School Grad
54.8 sq mi
ZIP Area
744
Density / Sq Mi
$92,125
Median Household Income
$52,681
Median Earnings
$1,420
Median Rent
$260,200
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
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Frequently Asked Questions
What type of property is this?
Duplex - Separate upper and lower residences provide a practical multi-unit configuration near shopping, transit, and major roads.
Where is this duplex located?
The property is located at 27 W GARWOOD AVENUE Williamstown, NJ.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Two‑unit duplex configuration; Upper unit with 1 bedroom and 1 full bath; Lower unit with 2 bedrooms and 1 full bath
