First-Floor Residential Income
For Sale
$165,000
Pending
805 WINDING WAY, Westville, NJ 08093
One-level condo with an open layout, included appliances, and community pool access.
Property Size672 SF
Days on Market66
Property Features for 805 WINDING WAY
General Information
Standard status
Pending
Size
672 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$2,295
Amenities
community pool
Building Details
Building Size
672 SF
Year Built
1973
Listing Agency:
Fathom Realty NJ, LLC
Listed By:
Susan E Rumpp · License #1537200
(609) 247-7389
Source:
Patmckennarealtors
Added: Jul 17
Changed: Sep 4
Last Checked: Sep 19 at 11:20AM
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 Fathom Realty NJ, LLC
Investment Insights
Based on property information with market context.
This first-floor condominium offers one-level living with one bedroom, one bathroom, and an open interior layout. Appliances are included, providing a straightforward setup for occupancy. The property was built in 1973 and is located at 805 Winding Way in Westville, New Jersey.
Condo fees cover lawn maintenance, snow removal, and water/sewer service. Residents also have access to a neighborhood community pool. Shopping and transit are nearby, adding convenience for occupants and supporting the property’s residential income profile.
Condo fees cover lawn maintenance, snow removal, and water/sewer service. Residents also have access to a neighborhood community pool. Shopping and transit are nearby, adding convenience for occupants and supporting the property’s residential income profile.
Key Highlights
- First‑floor condo with one bedroom and one bathroom
- Open layout with all appliances included
- Condo fees cover lawn maintenance and snow removal
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
$7,855
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
4.76%
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%
$157,100
$157.1K
Cap Rate 7%
$112,214
$112.2K
Cap Rate 9%
$87,278
$87.3K
Market Conditions
NOI Build-Up for 672 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
$15.2K $22.56/SF
− Vacancy
−$879 −$1.31/SF
EGI
$14.3K $21.25/SF
− OpEx
−$6.4K −$9.56/SF
NOI
$7.9K $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%
$157,100
Cap Rate 7%
$112,214
Cap Rate 9%
$87,278
Alternative Uses
Best Use
Apartment 5plus
$112.2K
$98.2K – $130.9K
NOI $7,855 @ 7.0% cap · market cap 4.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$225.9K
$197.7K – $263.5K
NOI $15,812 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
Explore this area
Business Placement
Demographics for 08093, NJ
9,933
Population
4,473
Households
2.2
Avg Household Size
39
Median Age
22%
College-Educated
94%
High-School Grad
4.0 sq mi
ZIP Area
2,483
Density / Sq Mi
$70,257
Median Household Income
$41,051
Median Earnings
$1,230
Median Rent
$192,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - One-level condo with an open layout, included appliances, and community pool access.
Where is this residential income property located?
The property is located at 805 WINDING WAY Westville, NJ.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: First‑floor condo with one bedroom and one bathroom; Open layout with all appliances included; Condo fees cover lawn maintenance and snow removal
