Renovated Mixed-Use
New
For Sale
$635,000
325 Wilson Rd, Blackwood, NJ 08012
Renovated property combines an operating deli and convenience store with an attached four-bedroom residence.
Property Size3,914 SF
Price / SF$162.24
Days on Market2
Property Features for 325 Wilson Rd
General Information
Standard status
Active
Size
3,914 SF
Building Details
Year Built
1956
Listing Agency:
Coldwell Banker Residential Brokerage - Westfield
Listed By:
Nydia L Vergara
(908) 590-3152
Source:
Kandorre
Added: Sep 21
Last Checked: Sep 15 at 4:14PM
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 Coldwell Banker Residential Brokerage - Westfield
Investment Insights
Based on property information with market context.
This mixed-use property at 325 Wilson Rd in Blackwood combines an approximately 1,600-square-foot convenience store and deli with an attached residential component. The commercial area is presently operating as an active deli, while the residence includes four bedrooms, two full bathrooms, and one half bath. The property also includes a full unfinished basement.
Renovation work was completed in 2024. The site provides 15 parking spaces, supporting both the commercial operation and residential use. The store inventory is negotiable, offering flexibility for a buyer evaluating the existing business and premises together.
Renovation work was completed in 2024. The site provides 15 parking spaces, supporting both the commercial operation and residential use. The store inventory is negotiable, offering flexibility for a buyer evaluating the existing business and premises together.
Key Highlights
- Approximately 1,600‑square‑foot convenience store attached to a residential property
- Active deli operating within the commercial space
- Four‑bedroom residence with 2 full baths and 1 half bath
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
$49,404
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
7.78%
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%
$988,080
$988.1K
Cap Rate 7%
$705,771
$705.8K
Cap Rate 9%
$548,933
$548.9K
Market Conditions
NOI Build-Up for 3,914 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
$70.5K $18.00/SF
− Vacancy
−$4.6K −$1.17/SF
EGI
$65.9K $16.83/SF
− OpEx
−$16.5K −$4.21/SF
NOI
$49.4K $12.62/SF
Area
Camden County, NJ
Vacancy
6.50%
Lease Rate
$18.00 /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%
$988,080
Cap Rate 7%
$705,771
Cap Rate 9%
$548,933
Alternative Uses
Best Use
Specialty Retail
$705.8K
$617.6K – $823.4K
NOI $49,404 @ 7.0% cap · market cap 7.78%
Second Best
Mixed Use
$585.0K
$511.9K – $682.5K
NOI $40,950 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$992.4K
$868.4K – $1.16M
NOI $69,469 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
517
Businesses Nearby
2k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 100%
Ferguson
Home Improvements & Furnishings
1,897 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated property combines an operating deli and convenience store with an attached four-bedroom residence.
Where is this mixed-use property located?
The property is located at 325 Wilson Rd Blackwood, NJ.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: Approximately 1,600‑square‑foot convenience store attached to a residential property; Active deli operating within the commercial space; Four‑bedroom residence with 2 full baths and 1 half bath
