Professional Office Building with
For Sale
$280,000
26286 Seaford Rd, Seaford, DE 19973
Small office building suited for professional firms and service businesses.
Property Size1,440 SF
Price / SF$194.44
Days on Market145
Property Features for 26286 Seaford Rd
General Information
Standard status
Active
Size
1,440 SF
Building Details
Year Built
1900
Listing Agency:
SVN/Miller Commercial Real Estate
(410) 543-2436
Listed By:
Andrew C Robertson
Source:
Kandorre
Added: Apr 10
Changed: Aug 23
Last Checked: Aug 30 at 8:17PM
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 professional small office building features on-site parking and a layout ideally suited for professional firms such as attorneys, accountants, insurance providers, home health services, real estate agencies, mortgage companies, or IT firms, as well as non-profits and service-oriented small businesses. The property is located in a highly visible and easily accessible area of Seaford, DE, offering close proximity to Route 13 and Route 20. It has direct frontage on Seaford Road, a well-traveled local corridor convenient for both customers and employees. The property includes multiple private offices, flexible workspaces, an open conference or training area, a kitchenette, and a restroom. A garage or shed provides ideal storage space for files, equipment, or tools. The location has a bike score of 26, indicating it is somewhat bikeable, and a walk score of 0, indicating car dependence.
Key Highlights
- Highly visible location with direct frontage on Seaford Road.
- On‑site parking for employees and customers.
- Layout ideally suited for professional firms and small businesses.
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
$22,604
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
8.07%
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%
$452,080
$452.1K
Cap Rate 7%
$322,914
$322.9K
Cap Rate 9%
$251,156
$251.2K
Market Conditions
NOI Build-Up for 1,440 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
$37.0K $25.68/SF
− Vacancy
−$6.8K −$4.75/SF
EGI
$30.1K $20.93/SF
− OpEx
−$7.5K −$5.23/SF
NOI
$22.6K $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%
$452,080
Cap Rate 7%
$322,914
Cap Rate 9%
$251,156
Alternative Uses
Best Use
Office B
$322.9K
$282.6K – $376.7K
NOI $22,604 @ 7.0% cap · market cap 8.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$395.7K
$346.3K – $461.7K
NOI $27,700 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Explore this area
Business Placement
Demographics for 19973, DE
25,550
Population
10,725
Households
2.4
Avg Household Size
42
Median Age
18%
College-Educated
84%
High-School Grad
84.0 sq mi
ZIP Area
304
Density / Sq Mi
$62,668
Median Household Income
$36,439
Median Earnings
$1,131
Median Rent
$254,300
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 - Small office building suited for professional firms and service businesses.
Where is this office building located?
The property is located at 26286 Seaford Rd Seaford, DE.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Highly visible location with direct frontage on Seaford Road.; On‑site parking for employees and customers.; Layout ideally suited for professional firms and small businesses.
