Office-Retail Building with
For Sale
Contact for pricing
155 S East St., Smyrna, DE 19977
Small office/retail layout with recent renovations and on-site parking near RT13 access.
Property Size1,056 SF
Lot Size0.25 Acres
Price / SF$217.80
Days on Market96
Property Features for 155 S East St.
General Information
Standard status
Active
Size
1,056 SF
Lot size
0.25 Acres
Property subtype
Multifamily, Mixed Use, Land
Zoning
Downtown Zoning - Town of Smyrna
Investment Type
Redevelopment
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
The Commercial Moving Experience Real Estate
Listed By:
Jeff Spiegelman · License #DE RS-0025326
Source:
Crexi
Added: Jun 2
Changed: Aug 26
Last Checked: Sep 1 at 6:15PM
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 The Commercial Moving Experience Real Estate
Investment Insights
Based on property information with market context.
This property offers approximately 1,056 +/- square feet of combined office and retail space on a .25-acre site. The interior features an open layout designed for flexible tenant use, and the building has undergone recent renovations.
The property is located in downtown Smyrna under Downtown Residential zoning (Town of Smyrna). It provides immediate access to RT13 and is about 1.5 miles to the RT1 interchange, supporting convenient regional connectivity.
For buyers or operators seeking a small, adaptable space, the open-plan configuration can work for a range of office or retail setups. On-site parking is available, and the property also notes Downtown Development Grants as being available for qualifying projects. Prospective tenants and buyers should confirm specific use requirements and any eligibility details with the Town of Smyrna and applicable programs.
The property is located in downtown Smyrna under Downtown Residential zoning (Town of Smyrna). It provides immediate access to RT13 and is about 1.5 miles to the RT1 interchange, supporting convenient regional connectivity.
For buyers or operators seeking a small, adaptable space, the open-plan configuration can work for a range of office or retail setups. On-site parking is available, and the property also notes Downtown Development Grants as being available for qualifying projects. Prospective tenants and buyers should confirm specific use requirements and any eligibility details with the Town of Smyrna and applicable programs.
Key Highlights
- .25‑acre property with 1,056 +/- SF office/retail space
- Open layout office/retail design
- Recent renovations
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
$14,345
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
6.24%
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%
$286,900
$286.9K
Cap Rate 7%
$204,929
$204.9K
Cap Rate 9%
$159,389
$159.4K
Market Conditions
NOI Build-Up for 1,056 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
$24.6K $23.28/SF
− Vacancy
−$5.5K −$5.17/SF
EGI
$19.1K $18.11/SF
− OpEx
−$4.8K −$4.53/SF
NOI
$14.3K $13.58/SF
Area
Kent County, DE
Vacancy
22.20%
Lease Rate
$23.28 /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%
$286,900
Cap Rate 7%
$204,929
Cap Rate 9%
$159,389
Alternative Uses
Best Use
Office B
$204.9K
$179.3K – $239.1K
NOI $14,345 @ 7.0% cap · market cap 6.24%
Second Best
Retail
$137.1K
$120.0K – $160.0K
NOI $9,600 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$265.9K
$232.7K – $310.2K
NOI $18,613 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
746
Businesses Nearby
Explore this area
Business Placement
Demographics for 19977, DE
27,505
Population
9,899
Households
2.8
Avg Household Size
40
Median Age
23%
College-Educated
92%
High-School Grad
83.1 sq mi
ZIP Area
331
Density / Sq Mi
$78,803
Median Household Income
$48,246
Median Earnings
$1,366
Median Rent
$311,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Small office/retail layout with recent renovations and on-site parking near RT13 access.
Where is this office units located?
The property is located at 155 S East St. Smyrna, DE.
What is the asking price?
The asking price for this property is $230,000.
What are key features of this property?
This property features: .25‑acre property with 1,056 +/- SF office/retail space; Open layout office/retail design; Recent renovations
