Highway Commercial Business
For Sale
$295,000
1531 BLACKWOOD CLEMENTON Road, Blackwood, NJ 08012
Commercial Sale, BLACKWOOD, NJ
Property Size1,536 SF
Lot Size2.80 Acres
Price / SF$192.06
Days on Market499
Property Features for 1531 BLACKWOOD CLEMENTON Road
General Information
Property type
Other
Property subtype
Office
Parking
21
Parking features
Driveway
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
2.80 Acres
Taxes and HOA fees
Tax Annual Amount
8844
Utilities
Heating system
Radiant
Building Details
Year built
1955
Number of units
1
Building materials
Frame
Listing Agency:
Keller Williams Realty - Marlton
(856) 441-6800
Listed By:
James L Moffa · License #901791
(609) 458-3711
Added: May 3, 2025
Changed: Aug 19
Last Checked: Sep 13 at 3:06AM
MLS# NJCD2091710
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.
The offering is a 2.82-acre business parcel with frontage on Blackwood Clementon Road, improved by an existing residential structure consisting of 3 bedrooms, 2 baths, approximately 1,536 square feet, and a full basement. The lot is irregular and forms a triangle shape per the survey, with approximately 200 feet of frontage and depths of about 1,267 linear feet on the right and 1,237 linear feet on the left. The property sits above street grade and slopes downward toward the rear. Two cesspools and a water well are currently on site, and public water is available.
The parcel is located in the Highway Commercial Zone and is described as a legal, non-conforming use. The closest public water and sewage are behind Taco Bell. The property is adjacent on one lot to Taco Bell, McDonald’s, and Pep Boys, with the listing describing high visibility. The Township is seeking retail settings and other business uses, and any commercial development would require approval through the township planning and zoning process or via variance.
This is being sold “AS IS,” with no concessions, and the buyer will be responsible for all inspections, certifications, and COs. From a practical standpoint, the site may suit an owner-occupant or a developer looking for an approvals-based commercial redevelopment opportunity, subject to township requirements. The seller lists a range of possible uses that would require approval, including retail shopping, professional offices, financial and insurance uses, and automotive-related businesses.
The parcel is located in the Highway Commercial Zone and is described as a legal, non-conforming use. The closest public water and sewage are behind Taco Bell. The property is adjacent on one lot to Taco Bell, McDonald’s, and Pep Boys, with the listing describing high visibility. The Township is seeking retail settings and other business uses, and any commercial development would require approval through the township planning and zoning process or via variance.
This is being sold “AS IS,” with no concessions, and the buyer will be responsible for all inspections, certifications, and COs. From a practical standpoint, the site may suit an owner-occupant or a developer looking for an approvals-based commercial redevelopment opportunity, subject to township requirements. The seller lists a range of possible uses that would require approval, including retail shopping, professional offices, financial and insurance uses, and automotive-related businesses.
Key Highlights
- Prime 2.82 acre business parcel in highway commercial zone
- High visibility location adjacent to Taco Bell, McDonalds, and Pep‑Boys
- 200' frontage on Blackwood Clementon Road
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
$15,599
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
5.29%
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%
$311,980
$312.0K
Cap Rate 7%
$222,843
$222.8K
Cap Rate 9%
$173,322
$173.3K
Market Conditions
NOI Build-Up for 1,536 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
$30.0K $19.56/SF
− Vacancy
−$1.7K −$1.10/SF
EGI
$28.4K $18.46/SF
− OpEx
−$12.8K −$8.31/SF
NOI
$15.6K $10.16/SF
Area
Camden County, NJ
Vacancy
5.60%
Lease Rate
$19.56 /SF/Yr
Expense Ratio
45.00%
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%
$311,980
Cap Rate 7%
$222,843
Cap Rate 9%
$173,322
Alternative Uses
Best Use
Apartment 5plus
$222.8K
$195.0K – $260.0K
NOI $15,599 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$389.5K
$340.8K – $454.4K
NOI $27,262 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
274
Businesses Nearby
Explore this area
Business Placement
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
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Frequently Asked Questions
What type of property is this?
Commercial land - Irregularly shaped commercial parcel with an existing 3BR/2BA home and highway commercial zoning, positioned for approved retail or business use.
Where is this commercial land located?
The property is located at 1531 BLACKWOOD CLEMENTON Road Blackwood, NJ.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Prime 2.82 acre business parcel in highway commercial zone; High visibility location adjacent to Taco Bell, McDonalds, and Pep‑Boys; 200' frontage on Blackwood Clementon Road
