Open-Plan Flex
For Sale
$350,000
15 E 7th Ave, Pine Hill, NJ 08021
New electrical components and connected public utilities support interior reconfiguration for a commercial user.
Property Size3,150 SF
Lot Size0.43 Acres
Price / SF$111.11
Days on Market8
Property Features for 15 E 7th Ave
General Information
Standard status
Active
Size
3,150 SF
Lot size
0.43 Acres
Site & Location
Road Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$6,287
Building Details
Building Size
3,150 SF
Listing Agency:
EXP Realty, LLC
(856) 261-2853
Listed By:
Brandon A Keller
(856) 261-2853
Source:
Exprealty
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 28 at 8:05PM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This flex space includes approximately 3150 SF of building area on a 0.43-acre lot. The interior is largely open after removal of the former office area, allowing a new owner to determine the layout and finish for the intended operation. Improvements include a new interior electrical panel and exterior electric meter, while public water and sewer connections are already in place for plumbing work.
The property is located at 15 E 7th Ave in Pine Hill, NJ, with approximately 125 feet of frontage and on-site parking. It is being offered in its present condition, and buyers should independently verify zoning, permitted uses, parking requirements, utility details, and approvals with the appropriate local officials.
The property is located at 15 E 7th Ave in Pine Hill, NJ, with approximately 125 feet of frontage and on-site parking. It is being offered in its present condition, and buyers should independently verify zoning, permitted uses, parking requirements, utility details, and approvals with the appropriate local officials.
Key Highlights
- Approximately 3150 SF of building space on a 0.43‑acre lot
- Largely open interior following removal of the former office area
- New interior electrical panel and exterior electric meter
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
$30,694
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
8.77%
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%
$613,880
$613.9K
Cap Rate 7%
$438,486
$438.5K
Cap Rate 9%
$341,044
$341.0K
Market Conditions
NOI Build-Up for 3,150 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
$47.3K $15.00/SF
− Vacancy
−$3.4K −$1.08/SF
EGI
$43.8K $13.92/SF
− OpEx
−$13.2K −$4.18/SF
NOI
$30.7K $9.74/SF
Area
Camden County, NJ
Vacancy
7.20%
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%
$613,880
Cap Rate 7%
$438,486
Cap Rate 9%
$341,044
Alternative Uses
Best Use
Warehouse
$547.2K
$478.8K – $638.4K
NOI $38,302 @ 7.0% cap · market cap 10.94%
Second Best
Industrial
$438.5K
$383.7K – $511.6K
NOI $30,694 @ 7.0% cap · market cap 8.77%
Theoretical Best
Office A
$798.7K
$698.9K – $931.8K
NOI $55,909 @ 7.0% cap · market cap 15.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Well-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 Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - New electrical components and connected public utilities support interior reconfiguration for a commercial user.
Where is this flex space located?
The property is located at 15 E 7th Ave Pine Hill, NJ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Approximately 3150 SF of building space on a 0.43‑acre lot; Largely open interior following removal of the former office area; New interior electrical panel and exterior electric meter
