Vernon Twp. Commercial Redevelopment
233 Rt 94, Vernon, NJ 07462
- Added:
- Jan 15, 2026
- Days on Market:
- 128
- Last Refresh:
- May 23 at 6:06 pm
Property Features for 233 Rt 94
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- C3
- Rooms
- Basement
- Parking features
- Parking Lot
- Basement Y/N
- 1
- Standard status
- Pending
- Size
- 1,784 SF
- Lot size
- 1.65 Acres
Taxes and HOA fees
- Tax Year
- 2024
- Tax Annual Amount
- 8731
Utilities
- Heating system
- Baseboard, Hot Water (Heating)
- Cooling system
- None (Cooling)
Building Details
- Year built
- 1965
- Floors in Building
- 1
- Number of units
- 1
- Building materials
- Block, Brick
- Roof type
- Asphalt, Shingle
- Architectural style
- Other
Listing agent EMMETT MCDOWELL (973) 696-0077
Listing office KELLER WILLIAMS PROSPERITY REALTY 1700 RT. 23 NORTH, Wayne, NJ (973) 696-0077
Listing date Jan 15, 2026
MLS# 4005383
Listing URL
Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
HighLights
- Prime 1.65‑acre C‑3 zoned property with HIGH VISIBILITY on Rt 94, adjacent to Mountain Creek Resort.
- Located within the Vernon sewer service expansion area, eliminating septic limitations and enabling higher‑intensity development.
- Flexible redevelopment options for commercial, retail, restaurant, office, service, hospitality, or residential use.
- Approximately 312 ft of frontage on Rt 94 ensures MAXIMUM EXPOSURE to high daily traffic from resort visitors.
- Existing structure (former ranch‑style home) suitable for rehabilitation or immediate redevelopment.
- Proximity to a thriving year‑round destination, just 47 miles from the George Washington Bridge.
Overview
This 1.65-acre property is located in Vernon Twp., NJ, within a C-3 zone. The site is positioned on St Rt 94, adjacent to the Mountain Creek Resort, a four-season destination featuring a ski area, waterpark, and hotel. The property includes approximately 312 feet of frontage on Route 94, offering high visibility and signage potential. The existing structure is a former ranch-style home, approximately 1784 square feet, that was converted for retail or food use. It is currently vacant and suitable for redevelopment or rehabilitation. The property is suited for commercial uses such as retail, restaurant, office, service-oriented businesses, or hospitality-related ventures, and it can also be converted to residential use. The property is located within the recently approved Vernon sewer service expansion area along Route 94, which supports higher-intensity uses. The location benefits from high daily traffic from resort visitors and proximity to a year-round destination, approximately 47 miles from the George Washington Bridge.
Financial Insights
Value Estimation Calculated for Mixed Use
Conservative
$207.4K
NOI $18,665 @ 9.00% cap · cautious / downside scenario
Moderate
$266.6K
NOI $18,665 @ 7.00% cap · market / base-case scenario
Aggressive
$373.3K
NOI $18,665 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Mixed Use
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $32.1k | $18.00 |
| − Vacancy | −$2.2k | −$1.26 |
| EGI | $29.9k | $16.74 |
| − OpEx | −$11.2k | −$6.28 |
| NOI | $18.7k | $10.46 |
1,784 SF · lease $18.00/SF/yr · vacancy 7.00% · expense 37.50%
Alternative Use Scenarios
Best Use
Mixed Use
$266.6K
$233.3K – $311.1K
NOI $18,665 @ 7.0% cap · market cap 5.33%
Second Best
Retail
$245.4K
$214.7K – $286.3K
NOI $17,177 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$452.3K
$395.8K – $527.7K
NOI $31,664 @ 7.0% cap · market cap 9.05%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Commercial land
Map
- City
- Vernon
- County
- Camden
- State
- New Jersey
- Longitude
- -74.4961
- Latitude
- 41.1872
Nearby Similar for Sale
FAQs
What type of property is this?
Commercial land - 1.65-acre C-3 zoned property near Mountain Creek Resort.
Where is this commercial land located?
The property is located at 233 Rt 94 Vernon, NJ.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Prime 1.65‑acre C‑3 zoned property with HIGH VISIBILITY on Rt 94, adjacent to Mountain Creek Resort.; Located within the Vernon sewer service expansion area, eliminating septic limitations and enabling higher‑intensity development.; Flexible redevelopment options for commercial, retail, restaurant, office, service, hospitality, or residential use.
