Updated Residential Income
New
For Sale
$285,000
811 SUNFLOWER WAY, Mantua, NJ 08051
First-floor corner residence with refreshed bathrooms, updated windows, and outdoor areas in Mantua Township.
Property Size1,210 SF
Days on Market5
Property Features for 811 SUNFLOWER WAY
General Information
Standard status
Active
Size
1,210 SF
Property subtype
Unit/Flat/Apartment
Taxes and HOA fees
Annual Taxes
$5,627
Building Details
Building Size
1,210 SF
Year Built
2007
Listing Agency:
EXP Realty, LLC
Listed By:
Scott Kompa · License #675454
(856) 386-1945
Source:
Patmckennarealtors
Added: Sep 6
Changed: Sep 8
Last Checked: Sep 9 at 8:38AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This first-floor corner residence in the Berkley Crossing community was built in 2007 and features two bedrooms and two full bathrooms. The refreshed interior includes a kitchen with granite counters, tile backsplash, and stainless-steel appliances, along with wood trim in the dining area. New windows have been installed throughout, and both bathrooms have been updated. A front porch and rear patio provide additional outdoor space.
The property is located at 811 Sunflower Way in Mantua Township, New Jersey, and is assigned to the Clearview school district. Natural light from the corner position complements the connected kitchen, dining, and living areas, creating a practical layout for residential use.
The property is located at 811 Sunflower Way in Mantua Township, New Jersey, and is assigned to the Clearview school district. Natural light from the corner position complements the connected kitchen, dining, and living areas, creating a practical layout for residential use.
Key Highlights
- First‑floor corner residence in Berkley Crossing
- Two bedrooms and two full bathrooms
- Kitchen with granite counters, tile backsplash, and stainless‑steel appliances
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
$14,143
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
4.96%
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%
$282,860
$282.9K
Cap Rate 7%
$202,043
$202.0K
Cap Rate 9%
$157,144
$157.1K
Market Conditions
NOI Build-Up for 1,210 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
$27.3K $22.56/SF
− Vacancy
−$1.6K −$1.31/SF
EGI
$25.7K $21.25/SF
− OpEx
−$11.6K −$9.56/SF
NOI
$14.1K $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%
$282,860
Cap Rate 7%
$202,043
Cap Rate 9%
$157,144
Alternative Uses
Best Use
Apartment 5plus
$202.0K
$176.8K – $235.7K
NOI $14,143 @ 7.0% cap · market cap 4.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$406.7K
$355.9K – $474.5K
NOI $28,471 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 08051, NJ
10,644
Population
4,602
Households
2.3
Avg Household Size
43
Median Age
36%
College-Educated
98%
High-School Grad
3.8 sq mi
ZIP Area
2,801
Density / Sq Mi
$97,452
Median Household Income
$57,900
Median Earnings
$1,691
Median Rent
$249,000
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - First-floor corner residence with refreshed bathrooms, updated windows, and outdoor areas in Mantua Township.
Where is this residential income property located?
The property is located at 811 SUNFLOWER WAY Mantua, NJ.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: First‑floor corner residence in Berkley Crossing; Two bedrooms and two full bathrooms; Kitchen with granite counters, tile backsplash, and stainless‑steel appliances
