Waterfront Duplex with River
For Sale
Under Contract
$330,000
326 RIVERVIEW Avenue, Florence, NJ 08518
Multi-Family, FLORENCE, NJ
Property Size1,619 SF
Lot Size0.15 Acres
Price / SF$203.83
Days on Market95
Property Features for 326 RIVERVIEW Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking
2
Parking features
On Street, Driveway
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
Amenities
front porch
backyard
walk-up attic
basement storage
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: Sep 16
Last Checked: Sep 20 at 6:06PM
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 1,619-square-foot Colonial duplex contains two residential units. The first-floor apartment has two bedrooms, a full bathroom, living room, eat-in kitchen, and front-porch access, along with basement storage and utility access. The upper apartment includes one bedroom, one full bathroom, an eat-in kitchen, living room, and walk-up attic storage. Both units face the river and receive expansive waterfront views.
The property includes a 0.1492-acre lot, a backyard, driveway and on-street parking, plus an additional parcel across the street along the waterfront. Recent improvements include replacement of the interior sewer lines and main intake line. Both gas furnaces and central air-conditioning systems are approximately one month old, and both bathrooms have Bath Fitter installations. Appliances include a gas oven/range, range hood, refrigerator, and dishwasher.
The property includes a 0.1492-acre lot, a backyard, driveway and on-street parking, plus an additional parcel across the street along the waterfront. Recent improvements include replacement of the interior sewer lines and main intake line. Both gas furnaces and central air-conditioning systems are approximately one month old, and both bathrooms have Bath Fitter installations. Appliances include a gas oven/range, range hood, refrigerator, and dishwasher.
Key Highlights
- Two‑unit duplex with a 2‑bedroom first‑floor unit and 1‑bedroom upper unit
- 1,619 square feet on a 0.1492‑acre lot
- Additional waterfront parcel located across the street
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
$23,201
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
7.03%
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%
$464,020
$464.0K
Cap Rate 7%
$331,443
$331.4K
Cap Rate 9%
$257,789
$257.8K
Market Conditions
NOI Build-Up for 1,619 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
$35.0K $21.60/SF
− Vacancy
−$1.8K −$1.13/SF
EGI
$33.1K $20.47/SF
− OpEx
−$9.9K −$6.14/SF
NOI
$23.2K $14.33/SF
Area
Burlington County, NJ
Vacancy
5.22%
Lease Rate
$21.60 /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%
$464,020
Cap Rate 7%
$331,443
Cap Rate 9%
$257,789
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
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Current Use
Lease Details
2
Residential units
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature separate kitchens, updated baths, central air, and access to outdoor space.
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: Two‑unit duplex with a 2‑bedroom first‑floor unit and 1‑bedroom upper unit; 1,619 square feet on a 0.1492‑acre lot; Additional waterfront parcel located across the street
