Three-Story Stone Mixed-Use
For Sale
$385,000
825 JERSEY Avenue, Gloucester City, NJ 08030
Multi-Family, GLOUCESTER CITY, NJ
Property Size3,000 SF
Lot Size0.18 Acres
Price / SF$128.33
Days on Market468
Property Features for 825 JERSEY Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement, Dining Room
Parking
10
Parking features
On Street, Parking Lot, Driveway
Interior features
Bathroom - Tub Shower, Bathroom - Walk-In Shower, Breakfast Area, Ceiling Fan(s), Combination Dining/Living, Combination Kitchen/Dining, Combination Kitchen/Living, Kitchen - Eat-In, Kitchen - Island, Primary Bath(s), Recessed Lighting, Stain/Lead Glass, Store/Office, Upgraded Countertops
Fireplace
1
Appliances
Built-In Microwave, Oven/Range - Electric, WaterHeater
Elementary school district
GLOUCESTER CITY SCHOOLS
Middle school district
GLOUCESTER CITY SCHOOLS
High school district
GLOUCESTER CITY SCHOOLS
Standard status
Active
Size
3,000 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
7248
Utilities
Heating system
Forced Air, Heat Pump (Heating), Other (Heating)
Cooling system
Central Air
Building Details
Year built
1920
Number of units
2
Building materials
Stone
Architectural style
Colonial
Listing Agency:
Peze & Associates
(856) 663-9100
Listed By:
Tonya Lynn Boyce · License #2184664
(856) 304-0630
Added: May 31, 2025
Changed: Sep 2
Last Checked: Sep 10 at 12:06PM
MLS# NJCD2094256
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This three-story, free-standing stone mixed-use property combines a commercial lower level with residential quarters across the upper floors. The commercial area is vacant and includes three private entrances, an enclosed porch, office-ready rooms, a powder room, and a full basement for storage. The residence has a separate entrance, two full bathrooms, a renovated kitchen, and flexible living space. The building contains approximately 3,000 square feet on a 0.1837-acre lot.
Renovations include a new roof, HVAC, electrical and plumbing updates, new drywall, upgraded bathrooms, and wood laminate flooring. Original stained-glass windows, baseboards, trim, and a wood staircase remain in place. The property is commercially zoned and includes on-site parking, with additional street parking. It is located at 825 Jersey Avenue in Gloucester City, less than 1/2 mile from the Gloucester City Marina and Proprietors Park, with access to major highways and bridge connections to Center City Philadelphia.
Renovations include a new roof, HVAC, electrical and plumbing updates, new drywall, upgraded bathrooms, and wood laminate flooring. Original stained-glass windows, baseboards, trim, and a wood staircase remain in place. The property is commercially zoned and includes on-site parking, with additional street parking. It is located at 825 Jersey Avenue in Gloucester City, less than 1/2 mile from the Gloucester City Marina and Proprietors Park, with access to major highways and bridge connections to Center City Philadelphia.
Key Highlights
- 3,000‑square‑foot, three‑story stone mixed‑use building on 0.1837 acres
- Vacant commercial level with three private entrances, enclosed porch, office rooms, powder room, and full basement
- Residential component spans the upper two floors and has a separate private entrance
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
$34,119
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
8.86%
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%
$682,380
$682.4K
Cap Rate 7%
$487,414
$487.4K
Cap Rate 9%
$379,100
$379.1K
Market Conditions
NOI Build-Up for 3,000 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
$51.5K $17.16/SF
− Vacancy
−$2.7K −$0.91/SF
EGI
$48.7K $16.25/SF
− OpEx
−$14.6K −$4.87/SF
NOI
$34.1K $11.37/SF
Area
Camden County, NJ
Vacancy
5.32%
Lease Rate
$17.16 /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%
$682,380
Cap Rate 7%
$487,414
Cap Rate 9%
$379,100
Alternative Uses
Best Use
Office B
$601.4K
$526.2K – $701.6K
NOI $42,097 @ 7.0% cap · market cap 10.93%
Second Best
Multifamily LT 5
$487.4K
$426.5K – $568.7K
NOI $34,119 @ 7.0% cap · market cap 8.86%
Theoretical Best
Office A
$760.7K
$665.6K – $887.5K
NOI $53,247 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
416
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Commercial space occupies the lower level, with renovated residential living quarters above and separate access for each component.
Where is this mixed-use property located?
The property is located at 825 JERSEY Avenue Gloucester City, NJ.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 3,000‑square‑foot, three‑story stone mixed‑use building on 0.1837 acres; Vacant commercial level with three private entrances, enclosed porch, office rooms, powder room, and full basement; Residential component spans the upper two floors and has a separate private entrance
