Multi-Tenant Shopping
For Sale
$2,750,000
6206 Black Horse Pike, Egg Harbor Township, NJ 08234
COMMERCIAL - Egg Harbor Township, NJ
Property Size8,910 SF
Lot Size2.00 Acres
Price / SF$308.64
Days on Market148
Property Features for 6206 Black Horse Pike
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HC
Interior features
Smoke/Fire Alarm
Exterior features
Truck Door
Lot features
Highway, Mainland
Directions
Black horse Pike 6206 Directly across from AutoLenders
Subdivision
Egg Harbor Twp
Standard status
Active
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
29953
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Gas (Cooling)
Water source
Public
Building Details
Year built
2017
Number of units
4
Roof type
Flat
Listing Agency:
FARLEY and FERRY REALTY, INC
(609) 822-1836
Listed By:
MARY LOU FERRY WIMMER · License #RB-8530847
(609) 289-1139
Added: Mar 23
Changed: Aug 4
Last Checked: Aug 17 at 3:06AM
MLS# 605908
Copyright © 2026 South Jersey Shore Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2017, this 8,910-square-foot shopping center occupies a 2-acre parcel and is configured for multiple occupants. Three tenants currently operate at the property: Landman's Uniforms, Brute's Roots in two combined units, and Dollarama. The original four-unit layout has been adjusted to accommodate current tenant requirements. Building features include a truck door, smoke/fire alarm, flat roof, forced-air heating, and public water and sewer.
The property is located at 6206 Black Horse Pike in Egg Harbor Township, New Jersey, with parking positioned along the front, side, and rear of the building. The site is zoned HC. Approved plans through the city and Pinelands provide for a Phase II addition consisting of a 7,020-square-foot warehouse at the rear, subject to the approvals described in the property information.
The property is located at 6206 Black Horse Pike in Egg Harbor Township, New Jersey, with parking positioned along the front, side, and rear of the building. The site is zoned HC. Approved plans through the city and Pinelands provide for a Phase II addition consisting of a 7,020-square-foot warehouse at the rear, subject to the approvals described in the property information.
Key Highlights
- 8,910‑square‑foot shopping center on a 2‑acre parcel
- Three current tenants: Landman's Uniforms, Brute's Roots, and Dollarama
- Approved Phase II plans for a 7,020‑square‑foot rear warehouse
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
$85,603
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
3.11%
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%
$1,712,060
$1.7M
Cap Rate 7%
$1,222,900
$1.2M
Cap Rate 9%
$951,144
$951.1K
Market Conditions
NOI Build-Up for 8,910 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
$133.7K $15.00/SF
− Vacancy
−$11.4K −$1.28/SF
EGI
$122.3K $13.73/SF
− OpEx
−$36.7K −$4.12/SF
NOI
$85.6K $9.61/SF
Area
Atlantic County, NJ
Vacancy
8.50%
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%
$1,712,060
Cap Rate 7%
$1,222,900
Cap Rate 9%
$951,144
Alternative Uses
Best Use
Retail
$1.22M
$1.07M – $1.43M
NOI $85,603 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$3.32M
$2.90M – $3.87M
NOI $232,262 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08234, NJ
46,906
Population
17,728
Households
2.6
Avg Household Size
42
Median Age
35%
College-Educated
92%
High-School Grad
60.7 sq mi
ZIP Area
773
Density / Sq Mi
$96,604
Median Household Income
$46,070
Median Earnings
$1,466
Median Rent
$285,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- English Creek Shopping Center — 3003 English Creek Ave, Egg Harbor Township, NJ 08234
- Shops At English Creek Alarms — 6041 Black Horse Pike, Egg Harbor Township, NJ 08234
- Coin Cloud Bitcoin ATM — 6105 Black Horse Pike, Egg Harbor Township, NJ 08234
- Nbc — 6400 Black Horse Pike, Egg Harbor Township, NJ 08234
Frequently Asked Questions
What type of property is this?
Shopping center - Established tenant occupancy and approved rear expansion plans support a flexible commercial configuration.
Where is this shopping center located?
The property is located at 6206 Black Horse Pike Egg Harbor Township, NJ.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 8,910‑square‑foot shopping center on a 2‑acre parcel; Three current tenants: Landman's Uniforms, Brute's Roots, and Dollarama; Approved Phase II plans for a 7,020‑square‑foot rear warehouse
