Corner Commercial Land With
For Sale
$319,900
315 N Black Horse Pike, Mount Ephraim, NJ 08059
High-exposure Black Horse Pike site with an existing commercial structure and access to established South Jersey business corridors.
Property Size2,605 SF
Price / SF$122.80
Days on Market55
Property Features for 315 N Black Horse Pike
General Information
Standard status
Active
Size
2,605 SF
Building Details
Year Built
1951
Listing Agency:
RE/MAX Preferred - Cherry Hill
Listed By:
ARAFAT FARHAT · License #RS352372
(609) 352-5803
Source:
Kableteam
Added: Aug 2
Changed: Sep 24
Last Checked: Sep 24 at 3:34PM
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 RE/MAX Preferred - Cherry Hill
Investment Insights
Based on property information with market context.
This commercial land property includes an existing 2,600+ square foot commercial building constructed in 1951. Positioned on a corner lot along the Black Horse Pike, the site can support renovation, repositioning, redevelopment, or a build-to-suit project, subject to approvals. The property is suited to retail, medical, professional office, restaurant, automotive, or other mixed commercial uses identified in the source information.
The site benefits from visibility along a corridor carrying more than 40,000 vehicles per day. Surrounding context includes national retailers and established businesses, with access to major highways, bridges, and Philadelphia. The combination of an existing structure, corner positioning, and established commercial surroundings provides a range of potential redevelopment configurations.
The site benefits from visibility along a corridor carrying more than 40,000 vehicles per day. Surrounding context includes national retailers and established businesses, with access to major highways, bridges, and Philadelphia. The combination of an existing structure, corner positioning, and established commercial surroundings provides a range of potential redevelopment configurations.
Key Highlights
- 2,600+ SF existing commercial building
- 40,000+ vehicles per day on the Black Horse Pike corridor
- Corner‑lot positioning with high exposure
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
$25,082
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
7.84%
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%
$501,640
$501.6K
Cap Rate 7%
$358,314
$358.3K
Cap Rate 9%
$278,689
$278.7K
Market Conditions
NOI Build-Up for 2,605 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
$39.1K $15.00/SF
− Vacancy
−$3.2K −$1.25/SF
EGI
$35.8K $13.76/SF
− OpEx
−$10.7K −$4.13/SF
NOI
$25.1K $9.63/SF
Area
Camden County, NJ
Vacancy
8.30%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$501,640
Cap Rate 7%
$358,314
Cap Rate 9%
$278,689
Alternative Uses
Best Use
Retail
$358.3K
$313.5K – $418.0K
NOI $25,082 @ 7.0% cap · market cap 7.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$660.5K
$578.0K – $770.6K
NOI $46,236 @ 7.0% cap · market cap 14.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
542
Businesses Nearby
236k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 37%
Dining 31%
Apparel 27%
Electronics 3%
Wawa
Shops & Services
43,138 visits/mo
0.1 miles
Marshalls
Apparel
35,031 visits/mo
0.4 miles
Chick-fil-A
Dining
33,873 visits/mo
0.4 miles
Five Below
Shops & Services
27,154 visits/mo
0.4 miles
Taco Bell
Dining
17,595 visits/mo
0.2 miles
Demographics for 08059, NJ
5,639
Population
2,408
Households
2.3
Avg Household Size
41
Median Age
24%
College-Educated
94%
High-School Grad
1.2 sq mi
ZIP Area
4,699
Density / Sq Mi
$95,635
Median Household Income
$55,574
Median Earnings
$1,458
Median Rent
$231,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Commercial land - High-exposure Black Horse Pike site with an existing commercial structure and access to established South Jersey business corridors.
Where is this commercial land located?
The property is located at 315 N Black Horse Pike Mount Ephraim, NJ.
What is the asking price?
The asking price for this property is $319,900.
What are key features of this property?
This property features: 2,600+ SF existing commercial building; 40,000+ vehicles per day on the Black Horse Pike corridor; Corner‑lot positioning with high exposure
