Reconstructed Commercial Building in Prime
For Sale
Contact for pricing
Pending
314-316 E Evesham Rd Glendora NJ, Glendora, NJ 08029
Completely reconstructed commercial building with open floor plan and modern features.
Property Size5,350 SF
Days on Market456
Property Features for 314-316 E Evesham Rd Glendora NJ
General Information
Standard status
Pending
Size
5,350 SF
Property subtype
Mixed Use
Listing Agency:
Coldwell Banker Commercial NRT Moorestown
Listed By:
Beverly Henry · License #NJ SP0121254
Source:
Crexi
Added: May 23, 2025
Changed: Aug 16
Last Checked: Aug 20 at 2:27PM
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 Coldwell Banker Commercial NRT Moorestown
Investment Insights
Based on property information with market context.
This reconstructed commercial building is situated in a prime location. The property features a redesigned open floor plan with architectural design elements. New flooring is installed throughout the building, along with two new bathrooms. The electrical system has been updated, including the installation of 3-phase electric. The plumbing is new, featuring PEX pipes for the water supply. New lighting fixtures have been installed, including modern recessed lighting on the main level. The entire space has been freshly painted, and all doors, including the loading dock door, are new. The large parking lot has been repaved with clearly marked parking spaces and a newly installed ramp for deliveries. Located on a busy road, the property is near residential homes, local schools, softball fields, food stores, restaurants, and shopping areas. The property is located minutes from the Blackhorse and White Horse Pikes. The basement is large and offers drive-in access for deliveries and storage. The property size is 5350 square feet.
Key Highlights
- Completely reconstructed building with modern architectural design and open floor plan.
- Prime location on a busy road, near residential areas, schools, shopping, and major routes.
- New electric system, including efficient 3‑phase power.
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
$65,053
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
7.23%
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%
$1,301,060
$1.3M
Cap Rate 7%
$929,329
$929.3K
Cap Rate 9%
$722,811
$722.8K
Market Conditions
NOI Build-Up for 5,350 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
$83.5K $15.60/SF
− Vacancy
−$6.9K −$1.29/SF
EGI
$76.5K $14.31/SF
− OpEx
−$11.5K −$2.15/SF
NOI
$65.1K $12.16/SF
Area
Camden County, NJ
Vacancy
8.30%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
15.00%
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%
$1,301,060
Cap Rate 7%
$929,329
Cap Rate 9%
$722,811
Alternative Uses
Best Use
Warehouse
$929.3K
$813.2K – $1.08M
NOI $65,053 @ 7.0% cap · market cap 7.23%
Second Best
Mixed Use
$799.6K
$699.7K – $932.9K
NOI $55,974 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$1.36M
$1.19M – $1.58M
NOI $94,956 @ 7.0% cap · market cap 10.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
598
Businesses Nearby
Explore this area
Business Placement
Demographics for 08029, NJ
4,900
Population
2,217
Households
2.2
Avg Household Size
43
Median Age
25%
College-Educated
94%
High-School Grad
1.1 sq mi
ZIP Area
4,455
Density / Sq Mi
$95,038
Median Household Income
$50,658
Median Earnings
$782
Median Rent
$220,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Completely reconstructed commercial building with open floor plan and modern features.
Where is this mixed-use property located?
The property is located at 314-316 E Evesham Rd Glendora NJ Glendora, NJ.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Completely reconstructed building with modern architectural design and open floor plan.; Prime location on a busy road, near residential areas, schools, shopping, and major routes.; New electric system, including efficient 3‑phase power.
