Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    73 BERLIN CROSS KEYS ROAD Williamstown, NJ 8094

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $364,900

    Prime highway commercial property in Williamstown, New Jersey.

    Type:Commercial/Industrial
    Lot size:
    1.06 Acres
    Added:
    Mar 24, 2026
    Days on Market:
    9
    Last Refresh:
    Feb 10 at 1:06 pm

    Property Features for 73 BERLIN CROSS KEYS ROAD

    General Information

    Standard status
    Active
    Lot size
    1.06 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1964

    We can help!

    Listing Contact
    Jennifer K DiBabbo

    Listing agent Jennifer K DiBabbo License #562299

    Listing office BHHS Fox & Roach-Washington-Gloucester

    Listing date Mar 24, 2026

    Source Exitrealty

    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 BHHS Fox & Roach-Washington-Gloucester

    Overview

    Highway Commercial Land with Sewer Access

    This property is zoned for highway commercial use and features public sewer access. Located on a heavily traveled main road in Williamstown, New Jersey, the property is near Home Depot, United Artist Movie Theater, Sam's Club, Old Navy, Michael's, Petco, and Edge Fitness. It is situated a block from the Black Horse Pike. The property includes a double lot with a rancher-style home that has a full basement. The home features three bedrooms, a full eat-in kitchen, a family room with a wood-burning fireplace, a tiled bathroom with a tub/shower combo, and a bonus room suitable for a den, playroom, or office. There is also a full, unfinished basement and a garage. The existing home could be renovated or converted for commercial use, or the land could be redeveloped. The property is located on the main road and also has frontage on a quiet, tree-lined street. The property offers opportunities to complement the area's existing businesses.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    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
    -74.9514
    Latitude
    39.6478

    Nearby Similar for Sale

    • $899,000
      4,667 SF

      Versatile Commercial Property on Black Horse Pike

      Commercial property with showroom, warehouse, and expansion potential.
      1250 N BLACK HORSE PIKE, WILLIAMSTOWN, NJ 08094
      View Details
    • $450,000

      Restaurant Location on Black Horse Pike

      Long-standing restaurant location with high visibility on Black Horse Pike.
      15 E BLACK HORSE Pike, WILLIAMSTOWN, NJ 08094
      View Details
    • $375,000

      Williamstown Commercial Land Opportunity

      Prime commercial land with frontage on Black Horse Pike.
      2443 S BLACK HORSE, WILLIAMSTOWN, NJ 08094
      View Details
    • $150,000

      Versatile Commercial Property Near Highway

      Commercial property with office, reception, shelving, and work area.
      430 NEW BROOKLYN Road, WILLIAMSTOWN, NJ 08094
      View Details
    • $1,125,000

      12 Acre Commercial Land Parcel

      12 acre commercial land with frontage on two roads.
      2410 S BLACK HORSE Pike, WILLIAMSTOWN, NJ 08094
      View Details
    • $150,000

      Williamstown Building Lot For Sale

      3+ acre building lot in Williamstown, natural gas available.
      647 CHESTNUT Street, WILLIAMSTOWN, NJ 08094
      View Details
    • $274,890

      Williamstown Land: Untouched Natural Bliss

      35+ acres in Williamstown, NJ, build your dream home.
      WHITEHALL Road, WILLIAMSTOWN, NJ 08094
      View Details
    • $90,000

      Expansive Land Parcel in Williamstown

      9.29-acre parcel suitable for custom homes or boutique community.
      2954 S BLACK HORSE Pike, WILLIAMSTOWN, NJ 08094
      View Details
    • $215,000

      Serene Land in Williamstown, NJ

      4.38 acres of mostly cleared land in Monroe Township.
      451 E MALAGA Road, WILLIAMSTOWN, NJ 08094
      View Details
    • $499,890

      Williamstown Land on Black Horse

      7.72-acre commercial land parcel with high visibility in Williamstown, NJ.
      1361 N BLACK HORSE PK, WILLIAMSTOWN, NJ 08094
      View Details
    • $899,900
      2,875 SF

      Multi-Family Property on 10 Acres

      Four-unit residential property on 10.2 acres with redevelopment potential.
      871 CORKERY LANE, WILLIAMSTOWN, NJ 08094
      View Details
    • $250,000

      Williamstown Land For Sale

      Approximately 8 acre lot in Williamstown, Monroe Twp Schools.
      632 CLAYTON Road, WILLIAMSTOWN, NJ 08094
      View Details

    FAQs

    What type of property is this?
    Commercial land - Prime highway commercial property in Williamstown, New Jersey.
    Where is this commercial land located?
    The property is located at 73 BERLIN CROSS KEYS ROAD Williamstown, NJ.
    What is the asking price?
    The asking price for this property is $364,900.
    What are key features of this property?
    This property features: Prime highway commercial zoning in a high‑traffic location; Public sewer availability (seller willing to run); Proximity to major retailers like Home Depot and Sam's Club
    (856) 227-8900
    We can help!
    Listing Contact
    Jennifer K DiBabbo
    Real Estate License ID: 562299
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!