Ground-Floor Office
For Sale
$99,900
C-11-401 Playa Del Sol, Cherry Hill, NJ
Street-facing office space offers three defined work areas, abundant natural light, and direct ground-level access.
Property Size520 SF
Price / SF$192.12
Days on Market181
Property Features for C-11-401 Playa Del Sol
General Information
Standard status
Active
Size
520 SF
Additional Details
Floor
Ground Floor
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,373
Building Details
Buildings
1
Stories
6
Tenancy
Multi
Listing Agency:
KW Empower
(267) 847-9562
Listed By:
Nathan S Naness · License #1643272
(267) 847-9562
Source:
Exprealty
Added: Mar 2
Changed: Aug 29
Last Checked: Aug 29 at 11:36PM
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 KW Empower
Investment Insights
Based on property information with market context.
This ±520 SF ground-floor commercial condominium provides a practical office configuration with three distinct work areas, floor-to-ceiling glass, and strong natural illumination. Direct street frontage supports signage potential, while ground-level entry eliminates the need for stairs or elevators. The space also features a new HVAC system installed 1 year ago.
The office is located within a six-story building containing approximately 160 residential units and 11 commercial units. Ample parking is available, and the property sits near Cherry Hill Mall, Jefferson Cherry Hill Hospital, Route 70, and approximately 7 miles from the Ben Franklin Bridge. The layout is suited to professional, medical, financial, consulting, and boutique service operations.
The office is located within a six-story building containing approximately 160 residential units and 11 commercial units. Ample parking is available, and the property sits near Cherry Hill Mall, Jefferson Cherry Hill Hospital, Route 70, and approximately 7 miles from the Ben Franklin Bridge. The layout is suited to professional, medical, financial, consulting, and boutique service operations.
Key Highlights
- ±520 SF ground‑floor commercial condominium
- Direct street‑facing frontage with signage opportunity
- Three defined office areas with floor‑to‑ceiling glass
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
$7,956
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
7.96%
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%
$159,120
$159.1K
Cap Rate 7%
$113,657
$113.7K
Cap Rate 9%
$88,400
$88.4K
Market Conditions
NOI Build-Up for 520 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
$15.6K $30.00/SF
− Vacancy
−$5.0K −$9.60/SF
EGI
$10.6K $20.40/SF
− OpEx
−$2.7K −$5.10/SF
NOI
$8.0K $15.30/SF
Area
Bergen County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /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%
$159,120
Cap Rate 7%
$113,657
Cap Rate 9%
$88,400
Alternative Uses
Best Use
Office B
$113.7K
$99.5K – $132.6K
NOI $7,956 @ 7.0% cap · market cap 7.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$135.8K
$118.8K – $158.4K
NOI $9,505 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
496
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Street-facing office space offers three defined work areas, abundant natural light, and direct ground-level access.
Where is this office units located?
The property is located at C-11-401 Playa Del Sol Cherry Hill, NJ.
What is the asking price?
The asking price for this property is $99,900.
What are key features of this property?
This property features: ±520 SF ground‑floor commercial condominium; Direct street‑facing frontage with signage opportunity; Three defined office areas with floor‑to‑ceiling glass
