Building Details

Building Size 1,171 SF

Year Built 1988

Stories 1

Listing Agency: m***@comcast.net Show Phone

Listed By: Mary Ann Keppler Show Phone

Source: Elliman

Added: Nov 28, 2025 Changed: Aug 8 Last Checked: Jul 16 at 10:53AM

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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 Mary Ann Keppler

Investment Insights

Based on property information with market context.

This meticulously kept Avalon model home is located in the sought-after 55+ community of Atlantic Hills. The home features a bright eat-in kitchen with granite countertops. Cathedral ceilings in the living room, dining room, and primary bedroom create an open and airy atmosphere. Laminate wood grain floors flow throughout the home. The living room and primary bedroom overlook a large covered tiled floor patio, offering serene private wooded views. The primary bedroom suite includes a large stall shower, double vanity, and skylight for natural light. A second bedroom is located on the opposite side of the home, providing maximum privacy for family or guests, and includes a private covered patio and a full bath with a large stall shower.

Key Highlights

• Located in the sought‑after 55+ Community of Atlantic Hills.
• Enjoy a large, covered tiled patio with a serene, private wooded view.
• Primary bedroom suite features a large stall shower, double vanity, and skylight.

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

$18,008

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

5.38%

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%

$360,160 $360.2K

Cap Rate 7%

$257,257 $257.3K

Cap Rate 9%

$200,089 $200.1K

Market Conditions

NOI Build-Up for 1,171 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

$35.1K $30.00/SF

− Vacancy

−$2.4K −$2.04/SF

EGI

$32.7K $27.96/SF

− OpEx

−$14.7K −$12.58/SF

NOI

$18.0K $15.38/SF

Area

Ocean County, NJ

Vacancy

6.80%

Lease Rate

$30.00 /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%

$360,160

Cap Rate 7%

$257,257

Cap Rate 9%

$200,089

Alternative Uses

Best Use

Apartment 5plus

$257.3K

$225.1K – $300.1K (±1% cap)

NOI $18,008 @ 7.0% cap · market cap 5.38%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$305.8K

$267.6K – $356.7K (±1% cap)

NOI $21,404 @ 7.0% cap · market cap 6.39%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

Suggested Use

Top Pick Law Firm Restaurant Real Estate Agency Hair Salon Spa & Massage Center Dental Office

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

84

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 08050, NJ

26,507

Population

14,182

Households

1.9

Avg Household Size

45

Median Age

39%

College-Educated

94%

High-School Grad

30.9 sq mi

ZIP Area

858

Density / Sq Mi

$115,456

Median Household Income

$60,458

Median Earnings

$1,756

Median Rent

$377,100

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this senior housing / retirement homes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Senior housing / Retirement Home - Meticulously kept home in a sought-after 55+ community.

Where is this senior housing / retirement home located?

The property is located at 96 Deerfield Dr Stafford Township, NJ.

What is the asking price?

The asking price for this property is $334,900.

What are key features of this property?

This property features: Located in the sought‑after 55+ Community of Atlantic Hills.; Enjoy a large, covered tiled patio with a serene, private wooded view.; Primary bedroom suite features a large stall shower, double vanity, and skylight.