Colonial Duplex with Waterfront
For Sale
Under Contract
$330,000
326 RIVERVIEW Avenue, Florence, NJ 08518
MULTI_FAMILY - Colonial - FLORENCE, NJ
Property Size1,619 SF
Lot Size0.15 Acres
Price / SF$203.83
Days on Market49
Property Features for 326 RIVERVIEW Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking
2
Parking features
Driveway, On Street
Appliances
Refrigerator, Oven/Range - Gas, Range Hood, Dishwasher
Subdivision
NONE AVA ILABLE
Elementary school
ROEBLING SCHOOL
Middle school
RIVERFRONT SCHOOL
High school
FLORENCE TWP. MEM. H.S.
Elementary school district
FLORENCE TOWNSHIP PUBLIC SCHOOLS
Middle school district
FLORENCE TOWNSHIP PUBLIC SCHOOLS
High school district
FLORENCE TOWNSHIP PUBLIC SCHOOLS
Standard status
Active Under Contract
Size
1,619 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
5730
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water front features
Waterfront
Water front
1
Building Details
Year built
1910
Number of units
1
Building materials
Frame
Architectural style
Colonial
Listing Agency:
RE/MAX at Home · RE/MAX International
(609) 784-8021
Listed By:
Mary M Bauer · License #8740414
(609) 915-5320
Added: Jun 18
Changed: Jul 31
Last Checked: Aug 5 at 4:06PM
MLS# NJBL2114312
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Colonial duplex offers waterfront-focused living with two separate units and multiple storage options. The first-floor unit includes two bedrooms and a full bath, a living room, a large eat-in kitchen, and access to the welcoming front porch. It also provides outside access to the basement for storage and utility space. The second-floor unit features one bedroom and a full bathroom, an eat-in kitchen, and a living room with natural light from multiple front windows. It also includes access to a walk-up attic for additional storage. The property includes a spacious backyard.
Set on a small parcel (.1492 acres) with a total property size of 1,619 square feet and constructed with frame materials, the home was built in 1910 and is configured as a duplex. Both units are described as having panoramic, unobstructed river views. In addition, there is an included parcel of land directly across the street along the waterfront, extending ownership to the riverfront. Parking includes a driveway and on-street spaces.
Recent improvements noted include replacement of the interior sewer lines and the main intake line. Both gas furnaces and central air conditioning systems are approximately one month old. Both full bathrooms have been updated with Bath Fitter installations.
Set on a small parcel (.1492 acres) with a total property size of 1,619 square feet and constructed with frame materials, the home was built in 1910 and is configured as a duplex. Both units are described as having panoramic, unobstructed river views. In addition, there is an included parcel of land directly across the street along the waterfront, extending ownership to the riverfront. Parking includes a driveway and on-street spaces.
Recent improvements noted include replacement of the interior sewer lines and the main intake line. Both gas furnaces and central air conditioning systems are approximately one month old. Both full bathrooms have been updated with Bath Fitter installations.
Key Highlights
- Direct river views from both units plus an included waterfront parcel across the street
- First‑floor unit: 2 bedrooms, full bath, living room, large eat‑in kitchen, front porch, outside basement access
- Second‑floor unit: 1 bedroom, full bath, eat‑in kitchen, living room with multiple front windows, walk‑up attic access
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $35.0k | $21.60 |
| − Vacancy | −$1.8k | −$1.13 |
| EGI | $33.1k | $20.47 |
| − OpEx | −$9.9k | −$6.14 |
| NOI | $23.2k | $14.33 |
1,619 SF · lease $21.60/SF/yr · vacancy 5.22% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$331.4K
$290.0K – $386.7K
NOI $23,201 @ 7.0% cap · market cap 7.03%
Second Best
Apartment 5plus
$302.9K
$265.1K – $353.4K
NOI $21,205 @ 7.0% cap · market cap 6.43%
Theoretical Best
Warehouse
$3.39M
$2.96M – $3.95M
NOI $237,028 @ 7.0% cap · market cap 71.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 08518, NJ
5,943
Population
2,165
Households
2.7
Avg Household Size
42
Median Age
24%
College-Educated
88%
High-School Grad
1.9 sq mi
ZIP Area
3,128
Density / Sq Mi
$102,321
Median Household Income
$45,337
Median Earnings
$1,253
Median Rent
$287,900
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?
Duplex - Well-maintained Colonial duplex with two units and waterfront views, plus recently updated HVAC, sewer lines, and Bath Fitter bathroom updates.
Where is this duplex located?
The property is located at 326 RIVERVIEW Avenue Florence, NJ.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Direct river views from both units plus an included waterfront parcel across the street; First‑floor unit: 2 bedrooms, full bath, living room, large eat‑in kitchen, front porch, outside basement access; Second‑floor unit: 1 bedroom, full bath, eat‑in kitchen, living room with multiple front windows, walk‑up attic access
