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    Commercial Land with Public Utilities Title is generated by Realmo AI

    2443 S BLACK HORSE, Williamstown, NJ 08094

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    For Sale
    $375,000

    COMMERCIAL - WILLIAMSTOWN, NJ

    Lot size:
    19.00 Acres
    Added:
    Jan 30, 2026
    Days on Market:
    125
    Last Refresh:
    Jun 4 at 4:06 pm

    Property Features for 2443 S BLACK HORSE

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Lot size
    19.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5295

    We can help!

    Listing Contact
    Lisa A O'Brien

    Listing agent Lisa A O'Brien License #2076607

    Listing office Weichert Realtors-Turnersville 5070 Route 42, Turnersville, NJ

    Listing date Jan 30, 2026

    MLS# NJGL2068898 Listing URL

    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.

    HighLights

    • Approximately +/-19 acres along Black Horse Pike in Monroe Township, NJ across three parcels (Lots 12, 13 & 14).
    • All three lots are in the Regional Growth Commercial (RGC) zoning district.
    • Public sewer and public water available on the property.
    • Includes an existing 2‑bedroom home currently recognized as residential use.
    • Rear portion is in a Pinelands protected area with applicable regulations.
    • Being sold strictly as‑is; buyer to verify zoning, permitted uses, land‑use restrictions, and required approvals.

    Overview

    Rare opportunity to acquire approximately +/-19 acres consisting of three parcels (Lots 12, 13 and 14) in Monroe Township. The property is located within the Regional Growth Commercial (RGC) zoning district and includes an existing 2-bedroom home currently recognized as residential use, providing options for renovation, rental income, or occupancy while planning next steps. The property is offered strictly as-is, with buyers responsible for all due diligence regarding zoning, permitted uses, and approvals.

    The land fronts along the Black Horse Pike, and public sewer and water are available, which can be a practical advantage for prospective development or operating needs. Portions of the rear of the property fall within a Pinelands protected area, making the site subject to applicable Pinelands regulations.

    This configuration may suit investors, contractors, or business owners looking for a live/work setup, a long-term hold, or a future development opportunity, subject to municipal and/or Pinelands approvals. With both commercial zoning and a residential structure on-site, the property offers a versatile starting point for buyers willing to manage permitting and land-use restrictions through the required review process.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Auto Repair Shop Nail Salon Hotel & Motel Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Williamstown
    County
    Middlesex
    State
    New Jersey
    Longitude
    -74.94979
    Latitude
    39.64981

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    FAQs

    What type of property is this?
    Commercial land - Three-parcel site with public sewer and water, plus an existing 2-bedroom home, offering flexibility for long-term or live/work plans.
    Where is this commercial land located?
    The property is located at 2443 S BLACK HORSE Williamstown, NJ.
    What is the asking price?
    The asking price for this property is $375,000.
    What are key features of this property?
    This property features: Approximately +/-19 acres along Black Horse Pike in Monroe Township, NJ across three parcels (Lots 12, 13 & 14).; All three lots are in the Regional Growth Commercial (RGC) zoning district.; Public sewer and public water available on the property.
    (856) 472-5119
    We can help!
    Listing Contact
    Lisa A O'Brien
    Real Estate License ID: 2076607
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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