Mixed-Use Property with Multiple
New
For Sale
$2,400,000
40 40-28 Conrow Rd, Delran, NJ 08075
Multi-building property combines residential structures, an office/school building, and dedicated parking.
Property Size16,000 SF
Lot Size10.95 Acres
Price / SF$150
Days on Market2
Property Features for 40 40-28 Conrow Rd
General Information
Standard status
Active
Size
16,000 SF
Lot size
10.95 Acres
Building Details
Year Built
1881
Buildings
4
Listing Agency:
BHHS Fox & Roach-Marlton
(856) 810-5300
Listed By:
Sidney Benstead, Christopher Benstead
Source:
Kandorre
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 5:21AM
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-Marlton
Investment Insights
Based on property information with market context.
Set on 10.95 acres, this mixed-use property includes a Victorian mansion, two additional houses, and a 16,000+/- sq. ft. office/school building. The main residence contains four bedrooms on the second floor and two bedrooms on the third floor, along with an inground pool, workshop, and garage.
A dedicated parking lot serves the office/school building. The property carries a 1881 year-built designation, and any proposed approvals must be reviewed by the township. Tax map and zoning permitted-use materials are associated with the property.
A dedicated parking lot serves the office/school building. The property carries a 1881 year-built designation, and any proposed approvals must be reviewed by the township. Tax map and zoning permitted-use materials are associated with the property.
Key Highlights
- 10.95‑acre mixed‑use property with multiple buildings
- 16,000+/- sq. ft. office/school building
- Victorian mansion with 4 second‑floor bedrooms and 2 third‑floor bedrooms
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
$143,539
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
5.98%
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%
$2,870,780
$2.9M
Cap Rate 7%
$2,050,557
$2.1M
Cap Rate 9%
$1,594,878
$1.6M
Market Conditions
NOI Build-Up for 16,000 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
$215.0K $13.44/SF
− Vacancy
−$23.7K −$1.48/SF
EGI
$191.4K $11.96/SF
− OpEx
−$47.8K −$2.99/SF
NOI
$143.5K $8.97/SF
Area
Burlington County, NJ
Vacancy
11.00%
Lease Rate
$13.44 /SF/Yr
Expense Ratio
25.00%
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%
$2,870,780
Cap Rate 7%
$2,050,557
Cap Rate 9%
$1,594,878
Alternative Uses
Best Use
Office B
$2.05M
$1.79M – $2.39M
NOI $143,539 @ 7.0% cap · market cap 5.98%
Second Best
Mixed Use
$1.94M
$1.70M – $2.26M
NOI $135,749 @ 7.0% cap · market cap 5.66%
Theoretical Best
Warehouse
$33.46M
$29.28M – $39.04M
NOI $2,342,459 @ 7.0% cap · market cap 97.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
85
Businesses Nearby
Explore this area
Business Placement
Demographics for 08075, NJ
30,327
Population
12,092
Households
2.5
Avg Household Size
39
Median Age
38%
College-Educated
92%
High-School Grad
9.9 sq mi
ZIP Area
3,063
Density / Sq Mi
$94,576
Median Household Income
$47,979
Median Earnings
$1,427
Median Rent
$288,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-building property combines residential structures, an office/school building, and dedicated parking.
Where is this mixed-use property located?
The property is located at 40 40-28 Conrow Rd Delran, NJ.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 10.95‑acre mixed‑use property with multiple buildings; 16,000+/- sq. ft. office/school building; Victorian mansion with 4 second‑floor bedrooms and 2 third‑floor bedrooms
