Updated Residential Income
For Sale
$179,900
H-6 AVON DRIVE, Hightstown, NJ 08520
Second-floor studio condo with refreshed finishes, community recreation, and HOA-covered utilities and services.
Property Size564 SF
Price / SF$318.97
Days on Market11
Property Features for H-6 AVON DRIVE
General Information
Standard status
Active
Size
564 SF
Property subtype
Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
1
Amenities
swimming pools
tennis courts
basketball courts
guest parking
Building Details
Year Built
1968
Listing Agency:
New Jersey Realty LLC
(609) 655-9222
Listed By:
Marianne Strahl
(609) 655-9222
Source:
Cummingsrealtors
Added: Aug 12
Changed: Aug 22
Last Checked: Aug 22 at 4:28AM
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 New Jersey Realty LLC
Investment Insights
Based on property information with market context.
This second-floor studio condominium offers 564 square feet of living space in a 1968 residential community. Recent improvements include newer kitchen appliances, updated cabinetry, vinyl flooring, and fresh paint throughout. The all-inclusive HOA covers heat, gas, water and sewer, trash removal, and snow removal.
Community amenities include swimming pools, tennis courts, basketball courts, and guest parking. The property is located in Hightstown, NJ, with access to the NJTPKE and an express bus connection to NYC. The address is H-6 Avon Drive.
Community amenities include swimming pools, tennis courts, basketball courts, and guest parking. The property is located in Hightstown, NJ, with access to the NJTPKE and an express bus connection to NYC. The address is H-6 Avon Drive.
Key Highlights
- 564 SF second‑floor studio condo
- Newer kitchen appliances and modern cabinetry
- Vinyl flooring and fresh paint throughout
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
$8,608
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
4.78%
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%
$172,160
$172.2K
Cap Rate 7%
$122,971
$123.0K
Cap Rate 9%
$95,644
$95.6K
Market Conditions
NOI Build-Up for 564 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
$16.9K $30.00/SF
− Vacancy
−$1.3K −$2.25/SF
EGI
$15.7K $27.75/SF
− OpEx
−$7.0K −$12.49/SF
NOI
$8.6K $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%
$172,160
Cap Rate 7%
$122,971
Cap Rate 9%
$95,644
Alternative Uses
Best Use
Apartment 5plus
$123.0K
$107.6K – $143.5K
NOI $8,608 @ 7.0% cap · market cap 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$181.5K
$158.8K – $211.7K
NOI $12,702 @ 7.0% cap · market cap 7.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
351
Businesses Nearby
Explore this area
Business Placement
Demographics for 08520, NJ
29,291
Population
11,271
Households
2.6
Avg Household Size
40
Median Age
46%
College-Educated
92%
High-School Grad
18.0 sq mi
ZIP Area
1,627
Density / Sq Mi
$116,282
Median Household Income
$52,890
Median Earnings
$1,556
Median Rent
$361,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Second-floor studio condo with refreshed finishes, community recreation, and HOA-covered utilities and services.
Where is this residential income property located?
The property is located at H-6 AVON DRIVE Hightstown, NJ.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: 564 SF second‑floor studio condo; Newer kitchen appliances and modern cabinetry; Vinyl flooring and fresh paint throughout
