Two-Level Professional Office
For Sale
$895,000
3110 Ocean Heights, Egg Harbor Township, NJ 08234
COMMERCIAL/INDUSTRIAL, Egg Harbor Township, NJ
Property Size3,925 SF
Lot Size0.92 Acres
Price / SF$228.03
Days on Market338
Property Features for 3110 Ocean Heights
General Information
Property type
Residential
Property subtype
Office
Zoning
NB
Rooms
Laundry Room
Interior features
Display Windows, Fire Sprinkler System, Handicap Features, Smoke/Fire Alarm, Storage
Exterior features
Restrooms
Accessibility
Accessible Approach with Ramp
Directions
From Zion Rd. Left on Ocean Heights. The building is on the left.
Subdivision
Egg Harbor Twp
Standard status
Active
Lot size
0.92 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
15922
Utilities
Sewer type
Public Sewer
Cooling system
Electric, Window Unit(s), Zoned, Central Air
Water source
Public
Amenities
zoned air conditioning
window units
full kitchen
two waiting areas
main lobby
bull-pen area
Building Details
Flooring type
Carpet - Partial, Linoleum
Additional Structures
Storage
Listing Agency:
PLATINUM REAL ESTATE
(609) 641-3400
Listed By:
Deborah Glenn · License #2220380
(609) 287-7648
Added: Oct 25, 2025
Changed: Sep 15
Last Checked: Sep 27 at 7:06PM
MLS# 601832
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.
This two-level professional office building contains 3,925 square feet with 12 private offices, a central lobby, two waiting areas, and a bullpen area for additional workstations. The interior also includes a full kitchen, 2.5 bathrooms, storage, display windows, fire sprinkler protection, smoke and fire alarms, and partial carpet and linoleum flooring. An accessible approach with ramp is provided.
The property sits on 0.92 acres with frontage on Ocean Heights Avenue and more than 20 parking spaces, along with room for expansion and a designated ambulance bay. Three independently zoned air-conditioning systems, including a dual heat pump, are supplemented by window units. Public water and public sewer serve the property, which is zoned NB.
The property sits on 0.92 acres with frontage on Ocean Heights Avenue and more than 20 parking spaces, along with room for expansion and a designated ambulance bay. Three independently zoned air-conditioning systems, including a dual heat pump, are supplemented by window units. Public water and public sewer serve the property, which is zoned NB.
Key Highlights
- 3,925‑square‑foot professional building with 12 private offices across two levels
- 0.92‑acre property with frontage on Ocean Heights Avenue
- More than 20 parking spaces, room for expansion, and a designated ambulance bay
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
$57,506
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
6.43%
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%
$1,150,120
$1.2M
Cap Rate 7%
$821,514
$821.5K
Cap Rate 9%
$638,956
$639.0K
Market Conditions
NOI Build-Up for 3,925 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
$105.0K $26.76/SF
− Vacancy
−$28.4K −$7.23/SF
EGI
$76.7K $19.53/SF
− OpEx
−$19.2K −$4.88/SF
NOI
$57.5K $14.65/SF
Area
Atlantic County, NJ
Vacancy
27.00%
Lease Rate
$26.76 /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%
$1,150,120
Cap Rate 7%
$821,514
Cap Rate 9%
$638,956
Alternative Uses
Best Use
Office B
$821.5K
$718.8K – $958.4K
NOI $57,506 @ 7.0% cap · market cap 6.43%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.46M
$1.28M – $1.71M
NOI $102,315 @ 7.0% cap · market cap 11.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
82
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible professional layout with private offices, shared work areas, parking, and NB zoning.
Where is this office building located?
The property is located at 3110 Ocean Heights Egg Harbor Township, NJ.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 3,925‑square‑foot professional building with 12 private offices across two levels; 0.92‑acre property with frontage on Ocean Heights Avenue; More than 20 parking spaces, room for expansion, and a designated ambulance bay
