Corner Retail and Office
For Sale
$8,500,000
1230 BLACKWOOD CLEMENTON Road, Clementon, NJ 08021
Commercial Sale - CLEMENTON, NJ
Property Size65,475 SF
Lot Size6.21 Acres
Price / SF$129.82
Days on Market225
Property Features for 1230 BLACKWOOD CLEMENTON Road
General Information
Property type
Other
Property subtype
Retail
Parking
404
Parking features
Parking Lot, Special Needs
Elementary school district
BLACK HORSE PIKE REGIONAL SCHOOLS
Middle school district
BLACK HORSE PIKE REGIONAL SCHOOLS
High school district
BLACK HORSE PIKE REGIONAL SCHOOLS
Standard status
Active
Lot size
6.21 Acres
Taxes and HOA fees
Tax Annual Amount
327067
Utilities
Heating system
Forced Air
Cooling system
Central Air, Multi Units
Building Details
Year built
1973
Building materials
Brick, Cement Siding, Mixed Plumbing, Stucco, Frame
Listing Agency:
Keller Williams Realty - Marlton
(856) 441-6800
Listed By:
James L Moffa · License #901791
(609) 458-3711
Added: Dec 31, 2025
Changed: Jul 28
Last Checked: Aug 13 at 4:06PM
MLS# NJCD2105944
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This offering presents a corner retail and office property on a 6.21-acre site that previously included an estimated 56,700 SF neighborhood supermarket center with 397 parking spaces, along with an estimated 8,775 SF office building. The supermarket has relocated and is now operational down the street, and the center is presently being cleared of equipment. The corporate offices will be vacated by April 1, 2026.
The entrances are positioned along Blackwood-Clementon Road and College Drive, with a signalized traffic light at the Blackwood-Clementon Road entrance and another signalized traffic light at the College Drive entrance. The shared main entrance is a private road maintained by the property owner, and the township has traffic light easement rights for the traffic control. The property is located along Gloucester County’s primary retail corridor.
The package is noted as being centrally positioned parallel to the retail corridor just off Blackwood-Clementon Road and College Drive, with estimated traffic counts of 28,000–30,000 vehicles per day. The listing also states the 6.21-acre site could be redeveloped for multiple market sectors, including Medical/Health Care, Educational, Retail, Business, Recreational, Hospitality, and Public Sector uses.
The entrances are positioned along Blackwood-Clementon Road and College Drive, with a signalized traffic light at the Blackwood-Clementon Road entrance and another signalized traffic light at the College Drive entrance. The shared main entrance is a private road maintained by the property owner, and the township has traffic light easement rights for the traffic control. The property is located along Gloucester County’s primary retail corridor.
The package is noted as being centrally positioned parallel to the retail corridor just off Blackwood-Clementon Road and College Drive, with estimated traffic counts of 28,000–30,000 vehicles per day. The listing also states the 6.21-acre site could be redeveloped for multiple market sectors, including Medical/Health Care, Educational, Retail, Business, Recreational, Hospitality, and Public Sector uses.
Key Highlights
- 6.21‑acre site (+/-270,507 SF) including an estimated 56,700 SF previous neighborhood supermarket center.
- Supermarket center includes 397 parking spaces; corporate offices are estimated at 8,775 SF.
- Multiple access points along Blackwood‑Clementon Road and College Drive, each with a signalized traffic light.
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
$630,426
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
7.42%
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%
$12,608,520
$12.6M
Cap Rate 7%
$9,006,086
$9.0M
Cap Rate 9%
$7,004,733
$7.0M
Market Conditions
NOI Build-Up for 65,475 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
$982.1K $15.00/SF
− Vacancy
−$81.5K −$1.25/SF
EGI
$900.6K $13.76/SF
− OpEx
−$270.2K −$4.13/SF
NOI
$630.4K $9.63/SF
Area
Camden County, NJ
Vacancy
8.30%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$12,608,520
Cap Rate 7%
$9,006,086
Cap Rate 9%
$7,004,733
Alternative Uses
Best Use
Office B
$13.13M
$11.48M – $15.31M
NOI $918,774 @ 7.0% cap · market cap 10.81%
Second Best
Retail
$9.01M
$7.88M – $10.51M
NOI $630,426 @ 7.0% cap · market cap 7.42%
Theoretical Best
Office A
$16.60M
$14.53M – $19.37M
NOI $1,162,107 @ 7.0% cap · market cap 13.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
30,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08021, NJ
51,458
Population
22,195
Households
2.3
Avg Household Size
37
Median Age
25%
College-Educated
90%
High-School Grad
13.0 sq mi
ZIP Area
3,958
Density / Sq Mi
$67,439
Median Household Income
$42,864
Median Earnings
$1,288
Median Rent
$192,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Shopping center - Former neighborhood supermarket center and office building on a 6.21-acre corner site with signalized access points.
Where is this shopping center located?
The property is located at 1230 BLACKWOOD CLEMENTON Road Clementon, NJ.
What is the asking price?
The asking price for this property is $8,500,000.
What are key features of this property?
This property features: 6.21‑acre site (+/-270,507 SF) including an estimated 56,700 SF previous neighborhood supermarket center.; Supermarket center includes 397 parking spaces; corporate offices are estimated at 8,775 SF.; Multiple access points along Blackwood‑Clementon Road and College Drive, each with a signalized traffic light.
