Medical Office
For Sale
$249,900
199 S BLACK HORSE PIKE, Blackwood, NJ 08012
Office building marketed for professional medical and service uses on a busy thoroughfare.
Property Size960 SF
Days on Market62
Property Features for 199 S BLACK HORSE PIKE
General Information
Standard status
Active
Size
960 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$6,454
Building Details
Building Size
960 SF
Year Built
1965
Listing Agency:
Piccolo Realty, LLC
Listed By:
Kamryn Milliner · License #2567024
(856) 729-8063
Source:
Patmckennarealtors
Added: Jul 7
Changed: Aug 28
Last Checked: Sep 5 at 6:14AM
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 Piccolo Realty, LLC
Investment Insights
Based on property information with market context.
The property at 199 S Black Horse Pike, Blackwood, NJ is an office building being offered for sale and marketed as a suitable fit for professional uses such as doctors, lawyers, and accountants.
It is positioned on Black Horse Pike, which is described in the remarks as a busy roadway. That visibility and day-to-day traffic exposure are practical considerations for an office tenant seeking frequent public access.
As an office building in the commercial real estate category, the space is presented to support professional office operations.
It is positioned on Black Horse Pike, which is described in the remarks as a busy roadway. That visibility and day-to-day traffic exposure are practical considerations for an office tenant seeking frequent public access.
As an office building in the commercial real estate category, the space is presented to support professional office operations.
Key Highlights
- Office building marketed for professional medical and service uses
- Located on the busy Black Horse Pike
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
$13,471
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
5.39%
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%
$269,420
$269.4K
Cap Rate 7%
$192,443
$192.4K
Cap Rate 9%
$149,678
$149.7K
Market Conditions
NOI Build-Up for 960 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
$21.1K $21.96/SF
− Vacancy
−$3.1K −$3.25/SF
EGI
$18.0K $18.71/SF
− OpEx
−$4.5K −$4.68/SF
NOI
$13.5K $14.03/SF
Area
Camden County, NJ
Vacancy
14.80%
Lease Rate
$21.96 /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%
$269,420
Cap Rate 7%
$192,443
Cap Rate 9%
$149,678
Alternative Uses
Best Use
Office B
$192.4K
$168.4K – $224.5K
NOI $13,471 @ 7.0% cap · market cap 5.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$243.4K
$213.0K – $284.0K
NOI $17,039 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
601
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office building marketed for professional medical and service uses on a busy thoroughfare.
Where is this office building located?
The property is located at 199 S BLACK HORSE PIKE Blackwood, NJ.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Office building marketed for professional medical and service uses; Located on the busy Black Horse Pike
