Mixed-Use Building with Office
New
For Sale
$435,000
100 N Black Horse Pike, Blackwood, NJ 08012
Two-level layout combines professional workspace with an upstairs apartment.
Property Size2,700 SF
Price / SF$161.11
Days on Market2
Property Features for 100 N Black Horse Pike
General Information
Standard status
Active
Size
2,700 SF
Building Details
Year Built
1900
Listing Agency:
Keller Williams Realty - Washington Township
Listed By:
Daniel J Mauz · License #0559622
(856) 343-0130
Source:
Kableteam
Added: Sep 10
Last Checked: Sep 10 at 2:42PM
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 Keller Williams Realty - Washington Township
Investment Insights
Based on property information with market context.
This 2,700-square-foot mixed-use building places four private office suites on the first floor and a three-bedroom apartment above. Each office has a separate entrance, creating distinct access for occupants. Interior renovations were completed in 2022, while the property also received a new water heater in 2024 and new HVAC systems in 2025.
The property includes a parking lot accommodating 10–12 vehicles and fronts Black Horse Pike in Gloucester Township’s Arts District. Roof replacements were completed in 2018 and 2022. The existing configuration provides office and residential components within the same building, with the first-floor suites suited to professional or medical office use as stated in the property information.
The property includes a parking lot accommodating 10–12 vehicles and fronts Black Horse Pike in Gloucester Township’s Arts District. Roof replacements were completed in 2018 and 2022. The existing configuration provides office and residential components within the same building, with the first-floor suites suited to professional or medical office use as stated in the property information.
Key Highlights
- 2,700‑square‑foot mixed‑use building with office and residential components
- Four private first‑floor office suites, each with its own entrance
- Three‑bedroom apartment located on the upper level
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
$28,249
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
6.49%
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%
$564,980
$565.0K
Cap Rate 7%
$403,557
$403.6K
Cap Rate 9%
$313,878
$313.9K
Market Conditions
NOI Build-Up for 2,700 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
$48.6K $18.00/SF
− Vacancy
−$3.4K −$1.26/SF
EGI
$45.2K $16.74/SF
− OpEx
−$16.9K −$6.28/SF
NOI
$28.2K $10.46/SF
Area
Camden County, NJ
Vacancy
7.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$564,980
Cap Rate 7%
$403,557
Cap Rate 9%
$313,878
Alternative Uses
Best Use
Mixed Use
$403.6K
$353.1K – $470.8K
NOI $28,249 @ 7.0% cap · market cap 6.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$684.6K
$599.0K – $798.7K
NOI $47,922 @ 7.0% cap · market cap 11.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
328
Businesses Nearby
Explore this area
Business Placement
Demographics for 08012, NJ
38,581
Population
16,192
Households
2.4
Avg Household Size
40
Median Age
34%
College-Educated
95%
High-School Grad
15.0 sq mi
ZIP Area
2,572
Density / Sq Mi
$93,497
Median Household Income
$52,650
Median Earnings
$1,589
Median Rent
$268,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level layout combines professional workspace with an upstairs apartment.
Where is this mixed-use property located?
The property is located at 100 N Black Horse Pike Blackwood, NJ.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 2,700‑square‑foot mixed‑use building with office and residential components; Four private first‑floor office suites, each with its own entrance; Three‑bedroom apartment located on the upper level
