Office Building with
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 Market426
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, Zoned, Natural Gas
Cooling system
Central Air, Zoned
Water source
Public
Amenities
fiber optic internet
backup cable broadband
emergency generator
Building Details
Flooring type
Carpet
Roof type
Fiberglass
Listing Agency:
BALSLEY/LOSCO
(609) 646-3207
Listed By:
CARLO LOSCO · License #RB-7854227
(609) 646-3207
Added: Jun 22, 2025
Changed: Aug 19
Last Checked: Aug 21 at 3:06PM
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 professional office building totals approximately 44,000 square feet and is bifurcated into two equal halves of roughly 22,000 square feet each, with both sections connected and operating as a single building. The north half was constructed in 1988 and remains well-maintained, with a new roof installed in 2020. The south half was built in 2014 and completed a full interior remodel in 2024. An elevator services the south portion to support accessible, tenant-friendly use. For life safety, the property includes a dry fire suppression system protecting the attic on the north half, with the remainder served by a wet sprinkler system. The building is supported by natural gas-fired hot water and heating systems, with zoned forced air and zoned central air.
The campus sits on approximately 6.98 acres and features mature, specimen landscaping reflecting the site’s former use as a nursery. Parking totals 213 off-street spaces, and the parking lot was sealed and restriped in 2022. Electrical service is modern, with a new, ground-mounted utility transformer installed in 2025, and the property includes redundant emergency power systems totaling 600KW of generator capacity via two independent natural gas generators. The building also offers dual-source fiber optic internet service with backup cable broadband. Zoning is NB, and the property has preliminary engineering approvals for a future 8,000-square-foot expansion of two floors at 4,000 square feet each.
The campus sits on approximately 6.98 acres and features mature, specimen landscaping reflecting the site’s former use as a nursery. Parking totals 213 off-street spaces, and the parking lot was sealed and restriped in 2022. Electrical service is modern, with a new, ground-mounted utility transformer installed in 2025, and the property includes redundant emergency power systems totaling 600KW of generator capacity via two independent natural gas generators. The building also offers dual-source fiber optic internet service with backup cable broadband. Zoning is NB, and the property has preliminary engineering approvals for a future 8,000-square-foot expansion of two floors at 4,000 square feet each.
Key Highlights
- Approximately 44,000 SF professional office building on a wooded, landscaped campus
- Bifurcated layout: two ~22,000 SF halves connected as one building
- North half built in 1988; roof installed in 2020; attic protected by dry fire suppression
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
Property Profile
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
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 - Professional office building on a landscaped wooded campus with zoning NB and elevator access for a flexible tenant layout.
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: Approximately 44,000 SF professional office building on a wooded, landscaped campus; Bifurcated layout: two ~22,000 SF halves connected as one building; North half built in 1988; roof installed in 2020; attic protected by dry fire suppression
