Four-Unit Mixed-Use
New
For Sale
$1,199,900
9 S Washington St, Hammonton, NJ 08037
Mixed-use configuration combines residential units with a commercial storefront and separate tenant-paid utilities.
Property Size4,535 SF
Price / SF$264.59
Days on Market2
Property Features for 9 S Washington St
General Information
Standard status
Active
Size
4,535 SF
Property subtype
Multi-Family
Zoning
DT4
Property Condition
Severity
Repairs Needed
Evidence
dated and ready for renovation
Site & Location
Corner Location
Yes
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 4BR/2BA, 1 x 2BR/1.5BA, 1 x 2BR/1BA
Multifamily Units
3
Additional Details
Gross Income
$78,000
Amenities
courtyard
prominent street signage
Building Details
Year Built
1886
Buildings
2
Tenancy
Multi
Listing Agency:
Joe Wiessner Realty LLC
Listed By:
Joseph Wiessner · License #9481996
(609) 561-1010
Source:
Bernadetteaugello
Added: Sep 12
Last Checked: Sep 12 at 2:32PM
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 Joe Wiessner Realty LLC
Investment Insights
Based on property information with market context.
This four-unit mixed-use property combines a two-story residential building dating to 1886 with a newer rear structure. The front building contains two apartments: a 4BR/2BA unit and a 2BR/1.5BA unit. The rear structure includes an approximately 1,800-square-foot commercial storefront currently operating as a tattoo studio, along with a 2BR/1BA apartment above. Residential interiors are dated and positioned for renovation, while the commercial space is identified as the best-conditioned area on the property.
The corner property fronts S Washington St and 12th St in downtown Hammonton’s historic district. A courtyard and prominent street signage add functional exterior features. The property is zoned DT4, with electric and gas separated for tenant payment. The 1886 building has a 50-year roof with roughly 40 years remaining.
The corner property fronts S Washington St and 12th St in downtown Hammonton’s historic district. A courtyard and prominent street signage add functional exterior features. The property is zoned DT4, with electric and gas separated for tenant payment. The 1886 building has a 50-year roof with roughly 40 years remaining.
Key Highlights
- Four‑unit mixed‑use property with three apartments and an approximately 1,800 SF commercial storefront
- Front residential building constructed in 1886 with 4BR/2BA and 2BR/1.5BA apartments
- Rear structure includes a 2BR/1BA apartment above the commercial space
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
$67,345
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
5.61%
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%
$1,346,900
$1.3M
Cap Rate 7%
$962,071
$962.1K
Cap Rate 9%
$748,278
$748.3K
Market Conditions
NOI Build-Up for 4,535 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
$122.4K $27.00/SF
− Vacancy
−$14.7K −$3.24/SF
EGI
$107.8K $23.76/SF
− OpEx
−$40.4K −$8.91/SF
NOI
$67.3K $14.85/SF
Area
Atlantic County, NJ
Vacancy
12.00%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,346,900
Cap Rate 7%
$962,071
Cap Rate 9%
$748,278
Alternative Uses
Best Use
Mixed Use
$962.1K
$841.8K – $1.12M
NOI $67,345 @ 7.0% cap · market cap 5.61%
Second Best
Apartment 5plus
$648.5K
$567.4K – $756.6K
NOI $45,394 @ 7.0% cap · market cap 3.78%
Theoretical Best
Warehouse
$1.69M
$1.48M – $1.97M
NOI $118,216 @ 7.0% cap · market cap 9.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
673
Businesses Nearby
Explore this area
Business Placement
Demographics for 08037, NJ
23,814
Population
9,682
Households
2.5
Avg Household Size
44
Median Age
29%
College-Educated
90%
High-School Grad
122.5 sq mi
ZIP Area
194
Density / Sq Mi
$83,762
Median Household Income
$40,668
Median Earnings
$1,297
Median Rent
$307,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use configuration combines residential units with a commercial storefront and separate tenant-paid utilities.
Where is this mixed-use property located?
The property is located at 9 S Washington St Hammonton, NJ.
What is the asking price?
The asking price for this property is $1,199,900.
What are key features of this property?
This property features: Four‑unit mixed‑use property with three apartments and an approximately 1,800 SF commercial storefront; Front residential building constructed in 1886 with 4BR/2BA and 2BR/1.5BA apartments; Rear structure includes a 2BR/1BA apartment above the commercial space
