Freestanding Office Near Ocean View Beach
For Sale
$450,000
25 Beach Club Avenue, Ocean View, DE 19970
Standalone office positioned at the entrance to a 300-unit planned community in eastern Sussex County.
Property Size840 SF
Days on Market11
Property Features for 25 Beach Club Avenue
General Information
Standard status
Active
Size
840 SF
Class
A
Property subtype
Office
Amenities
clubhouse
meeting rooms
gym
pool
Building Details
Building Size
840 SF
Buildings
1
Listing Agency:
SVN/Miller Commercial Real Estate
(410) 251-6408
Listed By:
Wesley Cox, CCIM · License #574198
(410) 251-6408
Source:
Svn
Added: Aug 22
Changed: Aug 31
Last Checked: Aug 31 at 3:06PM
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 SVN/Miller Commercial Real Estate
Investment Insights
Based on property information with market context.
This freestanding office property is located at 25 Beach Club Avenue in Ocean View, Delaware. The building sits near the sole entrance to Ocean View Beach Club, a 300-unit, 72-acre master-planned community, placing it along the primary route used by residents and visitors entering and departing the development.
Property ownership includes access to the community’s 9,000 SF clubhouse and its meeting rooms, gym, and pool. The setting combines an office building with direct proximity to a substantial residential community and shared recreational facilities. Its coastal architectural character complements the surrounding Ocean View environment.
Property ownership includes access to the community’s 9,000 SF clubhouse and its meeting rooms, gym, and pool. The setting combines an office building with direct proximity to a substantial residential community and shared recreational facilities. Its coastal architectural character complements the surrounding Ocean View environment.
Key Highlights
- Freestanding office building at 25 Beach Club Avenue, Ocean View, DE 19970
- Near the only entrance to Ocean View Beach Club
- Ocean View Beach Club includes 300 units across 72 acres
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
$13,185
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
2.93%
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%
$263,700
$263.7K
Cap Rate 7%
$188,357
$188.4K
Cap Rate 9%
$146,500
$146.5K
Market Conditions
NOI Build-Up for 840 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
$21.6K $25.68/SF
− Vacancy
−$4.0K −$4.75/SF
EGI
$17.6K $20.93/SF
− OpEx
−$4.4K −$5.23/SF
NOI
$13.2K $15.70/SF
Area
Sussex County, DE
Vacancy
18.50%
Lease Rate
$25.68 /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%
$263,700
Cap Rate 7%
$188,357
Cap Rate 9%
$146,500
Alternative Uses
Best Use
Office B
$188.4K
$164.8K – $219.8K
NOI $13,185 @ 7.0% cap · market cap 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$230.8K
$202.0K – $269.3K
NOI $16,158 @ 7.0% cap · market cap 3.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 19970, DE
8,591
Population
8,418
Households
1
Avg Household Size
63
Median Age
47%
College-Educated
96%
High-School Grad
9.3 sq mi
ZIP Area
924
Density / Sq Mi
$90,802
Median Household Income
$49,096
Median Earnings
$1,458
Median Rent
$489,500
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 building - Standalone office positioned at the entrance to a 300-unit planned community in eastern Sussex County.
Where is this office building located?
The property is located at 25 Beach Club Avenue Ocean View, DE.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Freestanding office building at 25 Beach Club Avenue, Ocean View, DE 19970; Near the only entrance to Ocean View Beach Club; Ocean View Beach Club includes 300 units across 72 acres
