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    101 E Black Horse Pike Pleasantville, NJ 08232

    View on Map
    Sponsored
    For Sale
    $475,000

    Commercial - Pleasantville, NJ

    Days on Market:
    214
    Last Refresh:
    Mar 23 at 2:06 am

    Property Features for 101 E Black Horse Pike

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Basement, Office
    Interior features
    Other (See Remarks)
    Basement Y/N
    1

    Utilities

    Heating system
    Baseboard
    Cooling system
    Central Air

    Building Details

    Floors in Building
    3

    We can help!

    Listing Contact
    Michael Sutley

    Keller Williams Realty Jersey Shore

    Listing agent Michael Sutley License #2187118

    Listing date Aug 22, 2025

    MLS# 599495 Listing URL

    Copyright © 2026 South Jersey Shore Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Mixed-Use Investment Opportunity

    This mixed-use corner property, situated on the Black Horse Pike, offers approximately 3500 square feet of space in a high-visibility location within an Urban Enterprise Zone (UEZ). The property features potential tax incentives, reduced sales tax, and potential business loan/grant eligibility. The ground floor offers a flexible layout with approximately 2000 square feet of commercial space, currently configured for a wellness-related business. It includes five treatment rooms, two restrooms, a reception area, a custom kitchen, and a private office. The second floor features a 3-bedroom, 3-bath apartment, while the third floor offers a 3-bedroom, 1-bath apartment, providing rental income opportunities. A spacious parking lot is located at the rear of the property. The current rental income for the room rents is $6,100, and the business portion is not currently leased. This property presents an opportunity for investors or owner-occupants seeking both commercial revenue and multi-unit residential income.
    Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pleasantville
    County
    Atlantic
    State
    New Jersey
    Longitude
    -74.5845
    Latitude
    39.4151

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    FAQs

    What type of property is this?
    Mixed-use property - High-visibility corner property with commercial space and residential units.
    Where is this mixed-use property located?
    The property is located at 101 E Black Horse Pike Pleasantville, NJ.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: - Prime corner property in a high-visibility location on the Black Horse Pike.; - Located in an Urban Enterprise Zone (UEZ) offering potential tax incentives and business loan/grant eligibility.; - Mixed-use property with approximately 2000 SF of flexible commercial space and multi-unit residential income potential.
    (609) 399-5454
    Request Owner's contact information
    101 E Black Horse Pike Pleasantville, NJ 08232
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    Pleasantville, NJ 08232
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    101 E Black Horse Pike Pleasantville, NJ 08232
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    Listing Contact
    Michael Sutley
    Real Estate License ID: 2187118
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