Renovated Mixed-Use
For Sale
$325,000
500 PAUL STREET, Gloucester City, NJ 08030
Two-level property combines flexible commercial space with an updated apartment and private roof deck.
Property Size2,300 SF
Days on Market417
Property Features for 500 PAUL STREET
General Information
Standard status
Active
Size
2,300 SF
Property subtype
MixedUse
Building Details
Building Size
2,300 SF
Year Built
1900
Listing Agency:
Real Broker, LLC
Listed By:
William B Spinner · License #1647459
(856) 418-7852
Source:
Patmckennarealtors
Added: Jul 21, 2025
Changed: Sep 8
Last Checked: Sep 10 at 7:51AM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
Located at 500 Paul St in Gloucester City, this renovated mixed-use building combines a first-floor commercial area with an upper-level residence. The commercial space features an open interior, two bathrooms including one ADA-compliant restroom, a two-bay garage, and abundant natural light. It was most recently used as a coffee shop and can accommodate a range of commercial configurations supported by its open layout.
The second floor contains an updated 2-bedroom apartment with luxury plank flooring, custom cabinetry, Quartz countertops, a tankless hot water heater, oversized bedrooms, and a private roof deck. The property sits just off Broadway and beside the Irishtown mural. The building was formerly home to Orlando’s, a local eatery associated with the introduction of buffalo wings to the region.
The second floor contains an updated 2-bedroom apartment with luxury plank flooring, custom cabinetry, Quartz countertops, a tankless hot water heater, oversized bedrooms, and a private roof deck. The property sits just off Broadway and beside the Irishtown mural. The building was formerly home to Orlando’s, a local eatery associated with the introduction of buffalo wings to the region.
Key Highlights
- Renovated mixed‑use building at 500 Paul St, Gloucester City, NJ 08030
- First‑floor commercial space includes 2 bathrooms, including 1 ADA‑compliant restroom
- Two‑bay garage serves the commercial portion of the property
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
$24,064
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
7.40%
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%
$481,280
$481.3K
Cap Rate 7%
$343,771
$343.8K
Cap Rate 9%
$267,378
$267.4K
Market Conditions
NOI Build-Up for 2,300 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
$41.4K $18.00/SF
− Vacancy
−$2.9K −$1.26/SF
EGI
$38.5K $16.74/SF
− OpEx
−$14.4K −$6.28/SF
NOI
$24.1K $10.46/SF
Area
Camden County, NJ
Vacancy
7.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$481,280
Cap Rate 7%
$343,771
Cap Rate 9%
$267,378
Alternative Uses
Best Use
Office B
$461.1K
$403.4K – $537.9K
NOI $32,275 @ 7.0% cap · market cap 9.93%
Second Best
Mixed Use
$343.8K
$300.8K – $401.1K
NOI $24,064 @ 7.0% cap · market cap 7.40%
Theoretical Best
Office A
$583.2K
$510.3K – $680.4K
NOI $40,822 @ 7.0% cap · market cap 12.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
Explore this area
Business Placement
Demographics for 08030, NJ
13,261
Population
5,470
Households
2.4
Avg Household Size
37
Median Age
20%
College-Educated
87%
High-School Grad
2.8 sq mi
ZIP Area
4,736
Density / Sq Mi
$66,190
Median Household Income
$38,853
Median Earnings
$1,498
Median Rent
$169,700
Median Home Value
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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 - Two-level property combines flexible commercial space with an updated apartment and private roof deck.
Where is this mixed-use property located?
The property is located at 500 PAUL STREET Gloucester City, NJ.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Renovated mixed‑use building at 500 Paul St, Gloucester City, NJ 08030; First‑floor commercial space includes 2 bathrooms, including 1 ADA‑compliant restroom; Two‑bay garage serves the commercial portion of the property
