55+ Community Single-Family
For Sale
$425,000
Pending
96 MEADOWLARK DRIVE, Hamilton, NJ 08690
SINGLE_FAMILY - HAMILTON, NJ
Property Size1,313 SF
Days on Market93
Property Features for 96 MEADOWLARK DRIVE
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2
Subdivision
EVERGREEN
Standard status
Pending
Size
1,313 SF
Building Details
Year built
2000
Listing Agency:
BHHS Fox & Roach Robbinsville Sales Office · Berkshire Hathaway HomeServices
(609) 890-3300
Listed By:
Maryann Petito · License #1007698
(609) 405-6609
Added: May 11
Changed: Aug 4
Last Checked: Aug 11 at 4:06AM
MLS# NJME2076148
Copyright © 2026 Berkshire Hathaway HomeServices Fox & Roach, Realtors. 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.
Located in the Evergreen community in Hamilton, NJ, this 2-bedroom, 2-bath single-family home is freshly painted and designed for comfortable, active-adult living. The layout includes a bright living and dining area that flows into the kitchen, and a spacious primary suite with tray ceilings and an en-suite bath. A second bedroom adds flexibility for a guest room, home office, hobby space, or additional living area. Sliding glass doors lead to a private Trex deck with a retractable awning.
Additional improvements include a new roof, a new water heater, and a newer HVAC system. Convenient street parking is available directly in front of the home. Evergreen residents may enjoy amenities such as a clubhouse, fitness center, swimming pool, tennis and bocce courts, walking paths, and social activities, as well as community events.
The home is positioned near hospitals, shopping, dining, and major roadways for everyday convenience.
Additional improvements include a new roof, a new water heater, and a newer HVAC system. Convenient street parking is available directly in front of the home. Evergreen residents may enjoy amenities such as a clubhouse, fitness center, swimming pool, tennis and bocce courts, walking paths, and social activities, as well as community events.
The home is positioned near hospitals, shopping, dining, and major roadways for everyday convenience.
Key Highlights
- 2000‑built 2‑bedroom, 2‑bath home in the Evergreen 55+ community
- Freshly painted throughout with an open living and dining area flowing into the kitchen
- Primary suite features tray ceilings, generous closet space, and a private en‑suite bath
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
$20,040
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
4.72%
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%
$400,800
$400.8K
Cap Rate 7%
$286,286
$286.3K
Cap Rate 9%
$222,667
$222.7K
Market Conditions
NOI Build-Up for 1,313 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
$39.4K $30.00/SF
− Vacancy
−$3.0K −$2.25/SF
EGI
$36.4K $27.75/SF
− OpEx
−$16.4K −$12.49/SF
NOI
$20.0K $15.26/SF
Area
Mercer County, NJ
Vacancy
7.50%
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%
$400,800
Cap Rate 7%
$286,286
Cap Rate 9%
$222,667
Alternative Uses
Best Use
Apartment 5plus
$286.3K
$250.5K – $334.0K
NOI $20,040 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$422.4K
$369.6K – $492.9K
NOI $29,571 @ 7.0% cap · market cap 6.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
602
Businesses Nearby
Explore this area
Business Placement
Demographics for 08690, NJ
19,470
Population
8,068
Households
2.4
Avg Household Size
47
Median Age
45%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
2,781
Density / Sq Mi
$122,665
Median Household Income
$65,581
Median Earnings
$1,561
Median Rent
$362,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Two-bedroom, two-bath home with a private Trex deck and retractable awning in an active adult community.
Where is this single family property located?
The property is located at 96 MEADOWLARK DRIVE Hamilton, NJ.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2000‑built 2‑bedroom, 2‑bath home in the Evergreen 55+ community; Freshly painted throughout with an open living and dining area flowing into the kitchen; Primary suite features tray ceilings, generous closet space, and a private en‑suite bath
