Second-Floor One-Bedroom
For Sale
$195,000
56 GARDEN VIEW TERRACE, Hightstown, NJ 08520
Low-maintenance condo with a private balcony, community amenities, assigned parking, and association-covered utilities.
Property Size780 SF
Price / SF$250
Days on Market10
Property Features for 56 GARDEN VIEW TERRACE
General Information
Standard status
Active
Size
780 SF
Property subtype
Apartment
Building Details
Year Built
1968
Listing Agency:
Keller Williams Premier
(609) 459-5100
Listed By:
Darlene Mayernik · License #9693312
(609) 605-7723
Source:
Cummingsrealtors
Added: Sep 16
Changed: Sep 24
Last Checked: Sep 24 at 9:43AM
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 Keller Williams Premier
Investment Insights
Based on property information with market context.
This second-floor condominium at Windsor Regency offers 780 square feet with one bedroom and one full bathroom. The interior includes a spacious living room with luxury vinyl plank flooring, a separate dining area, and sliding glass doors leading to a private balcony. The kitchen provides gas cooking, cabinetry, counter space, and natural light from a window. The bedroom includes a walk-in closet, while the bathroom has a tub-and-shower combination and a wide vanity.
Community amenities include a swimming pool, clubhouse, playgrounds, and assigned parking. The association fee covers gas, water, and trash. Built in 1968, the property is located in East Windsor Township near shopping, dining, daily conveniences, and major roadways.
Community amenities include a swimming pool, clubhouse, playgrounds, and assigned parking. The association fee covers gas, water, and trash. Built in 1968, the property is located in East Windsor Township near shopping, dining, daily conveniences, and major roadways.
Key Highlights
- 780‑square‑foot second‑floor condo with 1 bedroom and 1 full bathroom
- Private balcony accessed from the dining area
- Kitchen with gas cooking, cabinetry, counter space, and a window
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
$11,905
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
6.11%
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%
$238,100
$238.1K
Cap Rate 7%
$170,071
$170.1K
Cap Rate 9%
$132,278
$132.3K
Market Conditions
NOI Build-Up for 780 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
$23.4K $30.00/SF
− Vacancy
−$1.8K −$2.25/SF
EGI
$21.6K $27.75/SF
− OpEx
−$9.7K −$12.49/SF
NOI
$11.9K $15.26/SF
Area
Mercer County, NJ
Vacancy
7.50%
Lease Rate
$30.00 /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%
$238,100
Cap Rate 7%
$170,071
Cap Rate 9%
$132,278
Alternative Uses
Best Use
Apartment 5plus
$170.1K
$148.8K – $198.4K
NOI $11,905 @ 7.0% cap · market cap 6.11%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$251.0K
$219.6K – $292.8K
NOI $17,567 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 08520, NJ
29,291
Population
11,271
Households
2.6
Avg Household Size
40
Median Age
46%
College-Educated
92%
High-School Grad
18.0 sq mi
ZIP Area
1,627
Density / Sq Mi
$116,282
Median Household Income
$52,890
Median Earnings
$1,556
Median Rent
$361,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Low-maintenance condo with a private balcony, community amenities, assigned parking, and association-covered utilities.
Where is this residential income property located?
The property is located at 56 GARDEN VIEW TERRACE Hightstown, NJ.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: 780‑square‑foot second‑floor condo with 1 bedroom and 1 full bathroom; Private balcony accessed from the dining area; Kitchen with gas cooking, cabinetry, counter space, and a window
