Wooded Campus Office
For Sale
$14,995,000
3393 Bargaintown Rd, Egg Harbor Township, NJ 08234
COMMERCIAL/INDUSTRIAL, Egg Harbor Township, NJ
Property Size44,000 SF
Lot Size6.98 Acres
Price / SF$340.80
Days on Market459
Property Features for 3393 Bargaintown Rd
General Information
Property type
Residential
Property subtype
Office
Zoning
NB
Parking features
Off Street
Security features
Security System
Interior features
Fire Sprinkler System, Restroom, Security System, Three Phase Electric
Exterior features
Sign
Lot features
Mainland
Directions
South on Fire Rd before intersection of Fire Rd & Zion Rd, building entrance on right.
Subdivision
Egg Harbor Twp
Standard status
Active
Lot size
6.98 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
120892
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas, Zoned
Cooling system
Zoned, Central Air
Water source
Public
Amenities
dual fiber and cable internet
emergency power generator
landscaped campus
Building Details
Flooring type
Carpet
Roof type
Fiberglass
Listing Agency:
BALSLEY/LOSCO
Listed By:
CARLO LOSCO · License #RB-7854227
(609) 646-3207
Added: Jun 22, 2025
Changed: Sep 13
Last Checked: Sep 23 at 6:06PM
MLS# 597584
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 44,000-square-foot office building comprises two connected sections of roughly 22,000 square feet each. The north wing dates to 1988 and includes a 2020 roof, while the south wing was completed in 2014 and fully remodeled in 2024. An elevator serves the south section. Building systems include natural gas heating, zoned HVAC, public water and sewer, three-phase electric service, and 600KW of emergency generator capacity through two independent natural gas generators. Dual-source fiber connectivity and backup cable broadband support data-intensive operations.
Set on 6.98 acres at 3393 Bargaintown Rd in Egg Harbor Township, the property combines a wooded campus environment with mature specimen landscaping. The site includes 213 parking spaces, and the parking lot was sealed and restriped in 2022. Cedar siding was re-stained in 2024. Zoning is NB, and preliminary engineering approvals support a future 8,000-square-foot expansion arranged as two floors of 4,000 square feet each.
Set on 6.98 acres at 3393 Bargaintown Rd in Egg Harbor Township, the property combines a wooded campus environment with mature specimen landscaping. The site includes 213 parking spaces, and the parking lot was sealed and restriped in 2022. Cedar siding was re-stained in 2024. Zoning is NB, and preliminary engineering approvals support a future 8,000-square-foot expansion arranged as two floors of 4,000 square feet each.
Key Highlights
- 44,000‑square‑foot office building divided into two connected sections of roughly 22,000 square feet each
- South section completed in 2014 and fully remodeled in 2024; elevator provides access
- 600KW of emergency generator capacity from two independent natural gas generators
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
$644,648
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
4.30%
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%
$12,892,960
$12.9M
Cap Rate 7%
$9,209,257
$9.2M
Cap Rate 9%
$7,162,756
$7.2M
Market Conditions
NOI Build-Up for 44,000 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
$1.18M $26.76/SF
− Vacancy
−$317.9K −$7.23/SF
EGI
$859.5K $19.53/SF
− OpEx
−$214.9K −$4.88/SF
NOI
$644.6K $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%
$12,892,960
Cap Rate 7%
$9,209,257
Cap Rate 9%
$7,162,756
Alternative Uses
Best Use
Office B
$9.21M
$8.06M – $10.74M
NOI $644,648 @ 7.0% cap · market cap 4.30%
Second Best
Healthcare Medical
$8.91M
$7.80M – $10.40M
NOI $623,779 @ 7.0% cap · market cap 4.16%
Theoretical Best
Warehouse
$16.39M
$14.34M – $19.12M
NOI $1,146,971 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
99
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
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Frequently Asked Questions
What type of property is this?
Office building - Two connected office wings support professional and medical occupancy.
Where is this office building located?
The property is located at 3393 Bargaintown Rd Egg Harbor Township, NJ.
What is the asking price?
The asking price for this property is $14,995,000.
What are key features of this property?
This property features: 44,000‑square‑foot office building divided into two connected sections of roughly 22,000 square feet each; South section completed in 2014 and fully remodeled in 2024; elevator provides access; 600KW of emergency generator capacity from two independent natural gas generators
