Flex Space with Office and
For Sale
$3,549,000
439 Westcoat Road, Egg Harbor Township, NJ 08234
COMMERCIAL - Egg Harbor Township, NJ
Property Size6,000 SF
Lot Size32.00 Acres
Price / SF$591.50
Days on Market635
Property Features for 439 Westcoat Road
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Laundry Room, Office
Lot features
Business District, Commercial Park, Highway
Directions
Fire Road to Left on Westcoat Rd.
Subdivision
Egg Harbor Twp
Standard status
Active
Lot size
32.00 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
29005
Utilities
Heating system
Zoned
Cooling system
Zoned
Water source
Public
Building Details
Roof type
Flat
Listing Agency:
Keller Williams Realty Jersey Shore - Ocean City
(609) 399-5454
Listed By:
Thomas Dati · License #2184856
(610) 247-1472
Added: Nov 20, 2024
Changed: Aug 4
Last Checked: Aug 17 at 5:06AM
MLS# 592007
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 flex space property includes multiple parcels positioned for a range of commercial and light industrial development uses. The existing improvements feature 6,000+/- SF of office space spread across two floors, plus a connected 10,000+/- SF warehouse with 24-foot ceilings and five overhead doors (20'+/- each). The office area includes bathroom facilities on each level and also includes a laundry room.
The property sits on a 7.84'+/--acre parcel, with zoning that supports a wide variety of uses, including industrial park, flex space buildings, storage facilities, and combinations of those concepts. The heating and cooling are zoned, and utilities include public water, with a flat roof on the existing structure.
In addition to the current office and warehouse, there are six additional parcels offering development potential, including more warehouses, mini-storage facilities, flex space for contractors, or a retail strip center. The larger plan is described as totaling 32'+/- acres across the additional development lots. Proximity to Atlantic City International Airport supports access for employees and customers, and a 657-unit housing development is under construction less than a mile away, with approximately 20,000+/- residents within a 5-mile radius.
The property sits on a 7.84'+/--acre parcel, with zoning that supports a wide variety of uses, including industrial park, flex space buildings, storage facilities, and combinations of those concepts. The heating and cooling are zoned, and utilities include public water, with a flat roof on the existing structure.
In addition to the current office and warehouse, there are six additional parcels offering development potential, including more warehouses, mini-storage facilities, flex space for contractors, or a retail strip center. The larger plan is described as totaling 32'+/- acres across the additional development lots. Proximity to Atlantic City International Airport supports access for employees and customers, and a 657-unit housing development is under construction less than a mile away, with approximately 20,000+/- residents within a 5-mile radius.
Key Highlights
- 7.84'+/--acre parcel with flex space zoning for industrial park, flex buildings, and storage facilities
- 6,000+/- SF office space across two floors with bathroom facilities on each level and laundry room
- 10,000+/- SF warehouse with 24‑foot ceilings and five overhead doors (20'+/- each)
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
$156,405
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
4.41%
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%
$3,128,100
$3.1M
Cap Rate 7%
$2,234,357
$2.2M
Cap Rate 9%
$1,737,833
$1.7M
Market Conditions
NOI Build-Up for 6,000 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
$200.9K $33.48/SF
− Vacancy
−$16.9K −$2.81/SF
EGI
$184.0K $30.67/SF
− OpEx
−$27.6K −$4.60/SF
NOI
$156.4K $26.07/SF
Area
Atlantic County, NJ
Vacancy
8.40%
Lease Rate
$33.48 /SF/Yr
Expense Ratio
15.00%
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%
$3,128,100
Cap Rate 7%
$2,234,357
Cap Rate 9%
$1,737,833
Alternative Uses
Best Use
Warehouse
$2.23M
$1.96M – $2.61M
NOI $156,405 @ 7.0% cap · market cap 4.41%
Second Best
Industrial
$1.84M
$1.61M – $2.15M
NOI $128,804 @ 7.0% cap · market cap 3.63%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Flex space opportunity with a two-floor office area connected to a warehouse with 24-foot ceilings and overhead doors.
Where is this flex space located?
The property is located at 439 Westcoat Road Egg Harbor Township, NJ.
What is the asking price?
The asking price for this property is $3,549,000.
What are key features of this property?
This property features: 7.84'+/--acre parcel with flex space zoning for industrial park, flex buildings, and storage facilities; 6,000+/- SF office space across two floors with bathroom facilities on each level and laundry room; 10,000+/- SF warehouse with 24‑foot ceilings and five overhead doors (20'+/- each)
