Mixed-Use Property with
For Sale
$595,000
48-50 NEWTON Avenue, Woodbury, NJ 08096
Multi-Family, WOODBURY, NJ
Property Size4,125 SF
Lot Size0.12 Acres
Price / SF$144.24
Days on Market119
Property Features for 48-50 NEWTON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
3
Parking features
On Street, Driveway
Fireplace
1
Elementary school district
WOODBURY PUBLIC SCHOOLS
Middle school district
WOODBURY PUBLIC SCHOOLS
High school district
WOODBURY PUBLIC SCHOOLS
Standard status
Active
Size
4,125 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
11773
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1895
Number of units
3
Building materials
Brick
Architectural style
Other
Listing Agency:
HomeSmart First Advantage Realty · HomeSmart International
(856) 363-3000
Listed By:
Elyaant Yaliska Armijos · License #1862459
(267) 216-7168
Added: May 28
Changed: Sep 16
Last Checked: Sep 23 at 3:06AM
MLS# NJGL2073692
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 brick mixed-use building at 48-50 Newton Avenue combines a commercial office suite on the main level with two residential apartments on the floors above. The apartments include oversized bedrooms, generous living areas, and kitchens, while the office has been maintained for professional use. Original woodwork, solid wood trim, and detailed millwork contribute distinctive interior character. The property includes central air conditioning, forced-air heat, a fireplace, a driveway, and on-street parking.
Built in 1895, the building contains 4,125 square feet on a 0.121-acre parcel. Its Woodbury setting places the property near downtown, the Gloucester County Courthouse, professional offices, restaurants, shopping, and major transportation routes. The combination of office and residential space supports a range of live-work or separately occupied configurations.
Built in 1895, the building contains 4,125 square feet on a 0.121-acre parcel. Its Woodbury setting places the property near downtown, the Gloucester County Courthouse, professional offices, restaurants, shopping, and major transportation routes. The combination of office and residential space supports a range of live-work or separately occupied configurations.
Key Highlights
- 4,125‑square‑foot building on a 0.121‑acre parcel
- Commercial office space on the main level with two apartments above
- Built in 1895 with brick construction and original woodwork
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
$54,200
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
9.11%
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%
$1,084,000
$1.1M
Cap Rate 7%
$774,286
$774.3K
Cap Rate 9%
$602,222
$602.2K
Market Conditions
NOI Build-Up for 4,125 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
$81.7K $19.80/SF
− Vacancy
−$4.2K −$1.03/SF
EGI
$77.4K $18.77/SF
− OpEx
−$23.2K −$5.63/SF
NOI
$54.2K $13.14/SF
Area
Gloucester County, NJ
Vacancy
5.20%
Lease Rate
$19.80 /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%
$1,084,000
Cap Rate 7%
$774,286
Cap Rate 9%
$602,222
Alternative Uses
Best Use
Office B
$929.3K
$813.2K – $1.08M
NOI $65,052 @ 7.0% cap · market cap 10.93%
Second Best
Multifamily LT 5
$774.3K
$677.5K – $903.3K
NOI $54,200 @ 7.0% cap · market cap 9.11%
Theoretical Best
Office A
$1.39M
$1.21M – $1.62M
NOI $97,060 @ 7.0% cap · market cap 16.31%
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
1,535
Businesses Nearby
Explore this area
Business Placement
Demographics for 08096, NJ
36,355
Population
15,013
Households
2.4
Avg Household Size
41
Median Age
30%
College-Educated
92%
High-School Grad
13.9 sq mi
ZIP Area
2,615
Density / Sq Mi
$89,483
Median Household Income
$49,480
Median Earnings
$1,446
Median Rent
$248,400
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 Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Professional workspace occupies the main level, with two residential apartments above and separate driveway and street parking.
Where is this mixed-use property located?
The property is located at 48-50 NEWTON Avenue Woodbury, NJ.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 4,125‑square‑foot building on a 0.121‑acre parcel; Commercial office space on the main level with two apartments above; Built in 1895 with brick construction and original woodwork
