Mixed-Use Building with
For Sale
$595,000
48-50 NEWTON Avenue, Woodbury, NJ 08096
MULTI_FAMILY - Other - WOODBURY, NJ
Property Size4,125 SF
Lot Size0.12 Acres
Price / SF$144.24
Days on Market93
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: Jul 13
Last Checked: Aug 28 at 5:06PM
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 mixed-use property includes a commercial office space on the main level and two residential apartments above. The building has been described as well maintained and features original woodwork, solid wood trim, and quality millwork, along with durable construction materials throughout.
The office space has been maintained and offers flexibility for professional use. The property also includes a newer central air conditioning system and numerous improvements.
Situated in Woodbury’s professional district, the location is described as near downtown Woodbury and the Gloucester County Courthouse, with access to restaurants, shopping, and major transportation routes.
The office space has been maintained and offers flexibility for professional use. The property also includes a newer central air conditioning system and numerous improvements.
Situated in Woodbury’s professional district, the location is described as near downtown Woodbury and the Gloucester County Courthouse, with access to restaurants, shopping, and major transportation routes.
Key Highlights
- Brick mixed‑use building built in 1895 with commercial office space on the main level and 2 residential apartments above
- Central air and forced‑air heating, plus a fireplace (FireplaceYN: true)
- On‑street parking and a driveway
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
$48,214
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
8.10%
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%
$964,280
$964.3K
Cap Rate 7%
$688,771
$688.8K
Cap Rate 9%
$535,711
$535.7K
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
$93.1K $22.56/SF
− Vacancy
−$5.4K −$1.31/SF
EGI
$87.7K $21.25/SF
− OpEx
−$39.4K −$9.56/SF
NOI
$48.2K $11.69/SF
Area
Gloucester County, NJ
Vacancy
5.80%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
45.00%
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%
$964,280
Cap Rate 7%
$688,771
Cap Rate 9%
$535,711
Alternative Uses
Best Use
Office B
$929.3K
$813.2K – $1.08M
NOI $65,052 @ 7.0% cap · market cap 10.93%
Second Best
Apartment 5plus
$688.8K
$602.7K – $803.6K
NOI $48,214 @ 7.0% cap · market cap 8.10%
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
Property Profile
Current Use
Lease Details
1
Office units
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Main-level office space with two residential apartments above, featuring original woodwork and a newer central air system.
Where is this live-work space 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: Brick mixed‑use building built in 1895 with commercial office space on the main level and 2 residential apartments above; Central air and forced‑air heating, plus a fireplace (FireplaceYN: true); On‑street parking and a driveway
