# Old School Firehouse — Marketing Brief for Developers & Architects
## 18 New Street, Crosswicks, NJ 08515
*Prepared by Rob Lobster 🦞 | March 30, 2026*

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## THE OPPORTUNITY

A one-of-a-kind adaptive reuse property in the heart of historic Crosswicks, New Jersey — a former firehouse and schoolhouse with 4,000+ sq ft of solid brick construction, high ceilings on both levels, listed on the **National Register of Historic Places**, with approved development plans and zoning already in place.

This is the kind of project architects dream about and developers rarely find: **a canvas with bones, history, and approvals already done.**

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## PROPERTY HIGHLIGHTS

**Address:** 18 New Street, Crosswicks, NJ 08515
**Block/Lot:** Block 300, Lot 12, Chesterfield Township
**Owner:** Old School Firehouse LLC (Joe Lynch, Managing Member)
**Structure:** Solid brick, two full levels + basement
**Approx. Size:** 4,000+ square feet
**Ceilings:** High on both levels — ideal for open-concept luxury living
**Historic Status:** National Register of Historic Places
**Zoning:** Within NJ Redevelopment Plan area (non-condemnation)

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## APPROVED DEVELOPMENT PLANS

### Original Approved Plan (Ready to Execute)
- **4 residential lots** + **2 commercial units** + 700 sq ft commercial expansion
- Fully approved through Chesterfield Township planning process
- Studio 513 architectural plans completed (floor plans, elevations, 3D views)

### Alternative: Single-Family Luxury Conversion
- Convert entire structure into one extraordinary single-family residence
- Retain historic character while modernizing systems
- HVAC plan: conventional furnace (1st floor), heat pump (2nd floor), gas hot water radiator (basement)
- Multiple floor plan iterations developed (V1-V13)

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## WHY THIS PROJECT

### For Developers
- **Approvals in hand** — skip 12-18 months of zoning/planning battles
- **$550K invested to date** — acquisition + approvals + some renovation already done
- **Adaptive reuse economics** — projects like this cost $50K-$150K per unit vs. $250K-$500K for new construction (industry average)
- **12-24 month completion timeline** vs. 36-48 months for ground-up development
- **NJ affordable housing credits** — potential alignment with state housing mandates
- **Historic tax credits** — National Register listing may qualify for federal 20% rehabilitation tax credit (and NJ state credits if applicable)

### For Architects
- **Solid brick construction** — the bones are exceptional. High ceilings, original character
- **Two full levels + basement** — flexibility for residential, mixed-use, or live/work configurations
- **National Register listing** — portfolio-defining adaptive reuse project
- **Owner is across the street** — Joe Lynch lives at 15 New Street, offering direct access and collaboration
- **Existing plans available** — Studio 513 drawings provide starting point for design iteration

### For the Market
- **Crosswicks is a hidden gem** — historic village in Chesterfield Township, Burlington County
- Quiet, walkable, character-rich — think Lambertville/Stockton vibes without the tourism traffic
- 15 minutes to NJ Turnpike, 45 minutes to Philadelphia, 70 minutes to NYC
- **Zero new construction permits in Chesterfield in 2024** — supply-constrained market with preserved character
- Growing interest in "escape" communities post-COVID — Crosswicks fits the profile perfectly

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## COMPARABLE ADAPTIVE REUSE PROJECTS

| Project | Location | Type | Sale/Value |
|---------|----------|------|-----------|
| Firehouse Renovation | Denver, CO | Residential conversion | $1.2M+ |
| Station House (former fire station) | Kirkland, WA | Luxury single-family | $2.3M |
| Converted schoolhouse | Bucks County, PA | 4-unit residential | $1.8M |
| Historic firehouse | Brooklyn, NY | Mixed-use conversion | $4.5M+ |

NJ adaptive reuse is accelerating — record 25,000 apartment conversions nationally in 2024. Hotels, offices, industrial buildings, and public buildings are all being converted at unprecedented rates.

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## FINANCIAL FRAMEWORK

### If Sold As-Is (With Approvals)
- **Investment to date:** ~$550,000
- **Value of approvals + historic structure:** Premium over raw land
- **Target recovery:** $600,000-$800,000 (based on 18-24 month FireLots projections)

### If Converted to Single-Family Luxury
- **Renovation budget (estimated):** $300,000-$500,000
- **Completed value (comparable sales):** $900,000-$1,400,000+
- **Net profit potential:** $200,000-$500,000+ after renovation

### If Developed Per Approved Plan (4 Lots + 2 Commercial)
- **Development cost:** $800,000-$1,200,000
- **Revenue (4 units + 2 commercial):** $1,800,000-$2,400,000
- **Net profit potential:** $400,000-$800,000

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## CONTACT

**Joe Lynch, Managing Member**
Old School Firehouse LLC
📧 jlynch@tlcnj.com
📱 (201) 725-5606

*Architectural plans, historical photos (1950s-2022 aerial series), floor plan iterations, and zoning documentation available upon request.*

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## DISTRIBUTION TARGETS

### Architects (Central/South NJ + Philadelphia)
- Clawson Architects (NJ, classical/period homes)
- Lee B Architecture (NJ residential renovation)
- RS Mannino (NYC metro design-build luxury)
- Design Build Planners / Joseph Primiano Architecture
- Studio 513 (already involved — existing relationship)
- Princeton-area firms (high-end residential)

### Developers
- Central NJ residential developers with historic/adaptive reuse experience
- Philadelphia-area developers working in NJ (Bucks County crossover)
- NJ Historic Trust network connections
- Real estate investment groups focused on adaptive reuse

### Listing Channels
- **Keli Lynch** (realtor, offices in Ship Bottom + Crosswicks) — natural listing partner
- LoopNet / Crexi (commercial listing platforms)
- NJ Historic Trust / Preservation NJ networks
- Local real estate boards

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*"Every building is a story. This one's been a firehouse, a schoolhouse, and now — whatever someone with vision makes it."*
*Make good decisions. 🦞*