Renovated Flex Space with
For Sale
$350,000
430 Commerce Lane B, West Berlin, NJ 08091
Configured with private offices, meeting space, breakroom facilities, and a drive-in loading door for combined administrative and operational use.
Property Size1,650 SF
Price / SF$212.12
Days on Market19
Property Features for 430 Commerce Lane B
General Information
Standard status
Active
Size
1,650 SF
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
1
Amenities
recessed LED lighting
luxury vinyl plank flooring
private office with ensuite bathroom
conference area
kitchen/breakroom
common restroom
second private office
drive-in door
lofted storage
Building Details
Year Built
1997
Listing Agency:
Compass New Jersey, LLC - Haddon Township
(646) 784-9301
Listed By:
Michael Minghenelli · License #2082034
Source:
Selltheshore
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 25 at 5:58AM
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 Compass New Jersey, LLC - Haddon Township
Investment Insights
Based on property information with market context.
This renovated flex-space condo combines a finished office area with warehouse functionality. The office component includes two private offices, one with an ensuite bathroom, a conference area, kitchen and breakroom space, and a second common restroom. Recessed LED lighting, luxury vinyl plank flooring, and 9-foot ceilings provide a modern finish throughout the completed portion.
The warehouse area features 16-foot ceilings, lofted storage above the office section, and a 12-foot drive-in door for loading and deliveries. The layout supports separation between office operations and storage or light industrial work. Built in 1997, the property is located on Commerce Lane in West Berlin, New Jersey.
The warehouse area features 16-foot ceilings, lofted storage above the office section, and a 12-foot drive-in door for loading and deliveries. The layout supports separation between office operations and storage or light industrial work. Built in 1997, the property is located on Commerce Lane in West Berlin, New Jersey.
Key Highlights
- Renovated flex‑space condo with office and warehouse components
- 16‑foot warehouse ceiling height
- 12‑foot drive‑in door for loading and deliveries
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
$23,154
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
6.62%
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%
$463,080
$463.1K
Cap Rate 7%
$330,771
$330.8K
Cap Rate 9%
$257,267
$257.3K
Market Conditions
NOI Build-Up for 1,650 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
$36.2K $21.96/SF
− Vacancy
−$5.4K −$3.25/SF
EGI
$30.9K $18.71/SF
− OpEx
−$7.7K −$4.68/SF
NOI
$23.2K $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%
$463,080
Cap Rate 7%
$330,771
Cap Rate 9%
$257,267
Alternative Uses
Best Use
Office B
$330.8K
$289.4K – $385.9K
NOI $23,154 @ 7.0% cap · market cap 6.62%
Second Best
Warehouse
$286.6K
$250.8K – $334.4K
NOI $20,063 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$418.4K
$366.1K – $488.1K
NOI $29,286 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
466
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08091, NJ
5,867
Population
2,588
Households
2.3
Avg Household Size
45
Median Age
26%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
1,778
Density / Sq Mi
$74,828
Median Household Income
$41,031
Median Earnings
$1,346
Median Rent
$247,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Configured with private offices, meeting space, breakroom facilities, and a drive-in loading door for combined administrative and operational use.
Where is this flex space located?
The property is located at 430 Commerce Lane B West Berlin, NJ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Renovated flex‑space condo with office and warehouse components; 16‑foot warehouse ceiling height; 12‑foot drive‑in door for loading and deliveries
