Four-Unit
For Sale
$999,000
548 Bramhall Ave, Jersey City, NJ 07304
Historic brownstone with renovated unit interiors, separate utilities, basement storage, rear parking, and fenced outdoor space.
Property Size2,400 SF
Days on Market16
Property Features for 548 Bramhall Ave
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Investment
Units
Unit Mix
4 x 1BR/1BA
Multifamily Units
4
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$10,206
Amenities
fenced-in outdoor space with patio
security system
Building Details
Building Size
2,400 SF
Year Built
1890
Buildings
1
Stories
3
Construction
brownstone
Listing Agency:
RE/MAX 1st. Advantage
Listed By:
ROBERT DEKANSKI · License #232901
(732) 827-5344
Source:
Elliman
Added: Sep 10
Changed: Sep 23
Last Checked: Sep 24 at 11:55AM
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 RE/MAX 1st. Advantage
Investment Insights
Based on property information with market context.
Built in 1890, this four-unit brownstone at 548 Bramhall Ave includes four one-bedroom, one-bath residences with kitchens and living or dining areas. The property retains period character through high ceilings, exposed brick, and hardwood floors, while improvements include renovated kitchens and baths, replacement windows, upgraded appliances, smart thermostats, and cast-iron heating in select units. All residences have wired smoke and carbon monoxide detectors, semi-private entrances, and separately metered utilities.
Additional improvements include two new gas boilers, a new 75-gallon hot water heater, a sump pump, security system, mailbox, and emergency hall lighting. The property also offers a full basement, fenced rear outdoor area with patio, and parking at the back. Located in Jersey City, it is steps from bus service and light rail, with access to parks, shopping, dining, and NYC connections. Walk Score is 79, Transit Score is 71, and Bike Score is 66.
Additional improvements include two new gas boilers, a new 75-gallon hot water heater, a sump pump, security system, mailbox, and emergency hall lighting. The property also offers a full basement, fenced rear outdoor area with patio, and parking at the back. Located in Jersey City, it is steps from bus service and light rail, with access to parks, shopping, dining, and NYC connections. Walk Score is 79, Transit Score is 71, and Bike Score is 66.
Key Highlights
- Four one‑bedroom, one‑bath units in a brownstone built in 1890
- High ceilings, exposed brick, and hardwood flooring retain historic architectural character
- Separate utilities, semi‑private entrances, full basement, and rear parking
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
$54,468
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
5.45%
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%
$1,089,360
$1.1M
Cap Rate 7%
$778,114
$778.1K
Cap Rate 9%
$605,200
$605.2K
Market Conditions
NOI Build-Up for 2,400 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
$82.1K $34.20/SF
− Vacancy
−$4.3K −$1.78/SF
EGI
$77.8K $32.42/SF
− OpEx
−$23.3K −$9.73/SF
NOI
$54.5K $22.70/SF
Area
Jersey City, NJ
Vacancy
5.20%
Lease Rate
$34.20 /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%
$1,089,360
Cap Rate 7%
$778,114
Cap Rate 9%
$605,200
Alternative Uses
Best Use
Multifamily LT 5
$778.1K
$680.9K – $907.8K
NOI $54,468 @ 7.0% cap · market cap 5.45%
Second Best
Apartment 5plus
$698.0K
$610.7K – $814.3K
NOI $48,858 @ 7.0% cap · market cap 4.89%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,564
Businesses Nearby
Explore this area
Business Placement
Demographics for 07304, NJ
48,681
Population
21,211
Households
2.3
Avg Household Size
35
Median Age
40%
College-Educated
90%
High-School Grad
2.1 sq mi
ZIP Area
23,181
Density / Sq Mi
$68,432
Median Household Income
$47,673
Median Earnings
$1,572
Median Rent
$489,400
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Quadplex - Historic brownstone with renovated unit interiors, separate utilities, basement storage, rear parking, and fenced outdoor space.
Where is this quadplex located?
The property is located at 548 Bramhall Ave Jersey City, NJ.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Four one‑bedroom, one‑bath units in a brownstone built in 1890; High ceilings, exposed brick, and hardwood flooring retain historic architectural character; Separate utilities, semi‑private entrances, full basement, and rear parking
