Renovated Mixed-Use Stone
For Sale
$385,000
825 JERSEY AVENUE, Gloucester City, NJ 08030
Three-story property combines vacant business space with two levels of residential living.
Property Size3,000 SF
Days on Market20
Property Features for 825 JERSEY AVENUE
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,248
Building Details
Building Size
3,000 SF
Year Built
1920
Buildings
1
Stories
3
Construction
stone
Listing Agency:
Peze & Associates
(856) 304-0630
Listed By:
Tonya Lynn Boyce · License #2184664
(856) 304-0630
Source:
Patmckennarealtors
Added: Aug 3
Changed: Aug 11
Last Checked: Aug 22 at 10:35AM
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 Peze & Associates
Investment Insights
Based on property information with market context.
This three-story, freestanding stone duplex combines a ground-floor commercial area with two-story residential quarters above. The business space is vacant and includes three private entrances, an enclosed porch, multiple rooms suitable for office or client-service functions, an updated powder room, and a full basement for storage. The upper residence has a private entrance, two full bathrooms, a renovated kitchen, and flexible living space across two levels. Kitchen appliances and the fireplace convey in AS IS condition.
Property upgrades include a new roof, HVAC, electrical and plumbing systems, drywall, laminate flooring, and updated bathrooms. Original stained-glass windows, baseboards, trim, and a wood staircase remain in place. The residential unit is leased through 09/01/2026. On-site parking is provided, and the property is less than 1/2 mile from Gloucester City's Marina and Proprietors Park, with access to major highways and bridge routes to Center City Philadelphia.
Property upgrades include a new roof, HVAC, electrical and plumbing systems, drywall, laminate flooring, and updated bathrooms. Original stained-glass windows, baseboards, trim, and a wood staircase remain in place. The residential unit is leased through 09/01/2026. On-site parking is provided, and the property is less than 1/2 mile from Gloucester City's Marina and Proprietors Park, with access to major highways and bridge routes to Center City Philadelphia.
Key Highlights
- Three‑story freestanding stone mixed‑use duplex
- Vacant commercial space with three private entrances and enclosed porch
- Two‑story residential unit leased through 09/01/2026
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
Property Profile
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-story property combines vacant business space with two levels of residential living.
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: Three‑story freestanding stone mixed‑use duplex; Vacant commercial space with three private entrances and enclosed porch; Two‑story residential unit leased through 09/01/2026
