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    Versatile Commercial Property on Black Horse Pike Title is generated by Realmo AI

    1250 N BLACK HORSE PIKE, Williamstown, NJ 08094

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    Claim this Listing
    For Sale
    $899,000

    CommercialSale - WILLIAMSTOWN, NJ

    Property size:
    4,667 SF
    Lot size:
    0.71 Acres
    Price / SF:
    $192/SF
    Added:
    Mar 5, 2026
    Days on Market:
    91
    Last Refresh:
    Jun 4 at 2:06 pm

    Property Features for 1250 N BLACK HORSE PIKE

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    4,667 SF
    Lot size
    0.71 Acres

    Taxes and HOA fees

    Tax Annual Amount
    16896

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1950
    Architectural style
    Other

    We can help!

    Listing Contact
    Dawn Varallo

    Listing agent Dawn Varallo

    Listing office BHHS Fox & Roach Marlton-Voorhees Home Marketing Center 7000 Lincoln Drive East Suite 106, NJ

    Listing date Mar 5, 2026

    MLS# NJGL2070032 Listing URL

    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.

    HighLights

    • High‑visibility location on Black Horse Pike with over 100 ft of frontage and access from main and side streets.
    • Approved for Cannabis retail & Cultivation.
    • 4,700 sq ft commercial space featuring a showroom and warehouse with 3&4 overhead drive‑in doors (10&12 ft. clearance).
    • Strategic location near Atlantic City Expressway/Route 42, 20 minutes to Philadelphia and 40 minutes to Atlantic City.
    • Oversized rear parking lot, fenced storage yard, and extra land for expansion/development.
    • Owned solar panels for significantly reduced electric expenses.

    Overview

    This commercial property is located in a high-visibility area near major highways. The property is situated just off the Atlantic City Expressway/Route 42, approximately 20 minutes from Philadelphia and 40 minutes from Atlantic City. The property includes 4,700 square feet of commercial space on just under one acre. It features over 100 feet of frontage on Black Horse Pike, with access from both the main road and a side street. The layout includes a front showroom that flows into a wide-span warehouse equipped with three and four overhead drive-in doors with 10- and 12-foot clearances, accessible from the sides and rear. Phase I and Phase II Environmental Studies have been completed, and the building has been fully gutted. Additional features include an oversized rear parking lot, a fenced storage yard, and extra land behind the fence for expansion or development. It is suited for light industrial, retail with warehouse needs, automotive, and other permitted uses within Monroe Township's C-1 zoning. The property also features owned solar panels. The site was approved for Cannabis retail & Cultivation.

    Local Financial Insights For Flex RnD

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $135.5k $29.04
    − Vacancy −$31.2k −$6.68
    EGI $104.4k $22.36
    − OpEx −$36.5k −$7.83
    NOI $67.8k $14.53
    4,667 SF · lease $29.04/SF/yr · vacancy 23.00% · expense 35.00%

    Alternative Uses

    Best Use
    Flex RnD
    $969.0K
    $847.9K – $1.13M (±1% cap)
    NOI $67,833 @ 7.0% cap · market cap 7.55%
    Second Best
    Retail
    $951.6K
    $832.7K – $1.11M (±1% cap)
    NOI $66,613 @ 7.0% cap · market cap 7.41%
    Theoretical Best
    Office A
    $1.22M
    $1.07M – $1.42M (±1% cap)
    NOI $85,305 @ 7.0% cap · market cap 9.49%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Auto Repair Shop Nail Salon Hotel & Motel Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Williamstown
    County
    Middlesex
    State
    New Jersey
    Longitude
    -75.00712
    Latitude
    39.70456

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    FAQs

    What type of property is this?
    Flex space - Commercial property with showroom, warehouse, and expansion potential.
    Where is this flex space located?
    The property is located at 1250 N BLACK HORSE PIKE Williamstown, NJ.
    What is the asking price?
    The asking price for this property is $899,000.
    What are key features of this property?
    This property features: High‑visibility location on Black Horse Pike with over 100 ft of frontage and access from main and side streets.; Approved for Cannabis retail & Cultivation.; **4,700 sq ft commercial space featuring a showroom and warehouse with 3&4 overhead drive‑in doors (10&12 ft. clearance).**
    (856) 381-7884
    We can help!
    Listing Contact
    Dawn Varallo
    Real Estate License ID: RS361696
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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
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    1250 N BLACK HORSE PIKE, WILLIAMSTOWN, NJ 08094
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