Live-Work Flex Property with
For Sale
$775,000
6529 Delilah Rd, Egg Harbor Township, NJ 08234
Residential living with finished basement plus a working garage and warehouse addition, all set on an outdoor pool property.
Property Size1,432 SF
Price / SF$541.20
Days on Market50
Property Features for 6529 Delilah Rd
General Information
Standard status
Active
Size
1,432 SF
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Amenities
pool
pool house
greenhouse
solar panels
entertainment area
outdoor kitchen
gas grill burner
Building Details
Year Built
1962
Listing Agency:
EXP Realty, LLC
Listed By:
Hader Rivas Sr.
Source:
Kandorre
Added: Jul 26
Changed: Sep 8
Last Checked: Sep 12 at 11:07AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This live-work flex property combines a residence with substantial onsite workspaces and storage. The main floor includes 3 bedrooms, a living room with a fireplace, a dining area, an eat-in kitchen, and a full bathroom, with roughing-in for a potential half bathroom. The finished basement offers approximately 1,400 square feet of living space with 2 additional bedrooms, a second full bathroom, a living room, closets, and an extra room currently used as a home gym with outside access that leads to the pool area.
Outside, the property features a private yard with an in-ground fiberglass pool and an entertainment area. There is also a pool house with a half bathroom, plus an outdoor kitchen and gas grill burner. An 8' x 40' metal container is available for storage of items such as tables, chairs, and accessories. Pool equipment and all appliances are included in the sale.
In addition to the home, the property includes a 40' x 60' working garage with a hydraulic lift and a 24' x 24' warehouse addition. The site provides room for 15–20 cars and includes a greenhouse. Recent upgrades include an AC condenser (approximately 2 years old), a furnace (approximately 5 years old), and a roof (less than 10 years old), along with solar panels. The property is in Egg Harbor Township with close proximity and access to AC Airport, FAA, AC Expressway, and the GS Parkway.
Outside, the property features a private yard with an in-ground fiberglass pool and an entertainment area. There is also a pool house with a half bathroom, plus an outdoor kitchen and gas grill burner. An 8' x 40' metal container is available for storage of items such as tables, chairs, and accessories. Pool equipment and all appliances are included in the sale.
In addition to the home, the property includes a 40' x 60' working garage with a hydraulic lift and a 24' x 24' warehouse addition. The site provides room for 15–20 cars and includes a greenhouse. Recent upgrades include an AC condenser (approximately 2 years old), a furnace (approximately 5 years old), and a roof (less than 10 years old), along with solar panels. The property is in Egg Harbor Township with close proximity and access to AC Airport, FAA, AC Expressway, and the GS Parkway.
Key Highlights
- 1962 home with finished basement offering approx. 1,400 sq ft plus outside access to the pool area
- 3‑bedroom main floor with living room with fireplace, dining area, eat‑in kitchen, and full bathroom; rough‑in for a potential main‑floor half bath
- Outdoor features include an in‑ground fiberglass pool, entertainment area, pool house with a half bathroom, and an outdoor kitchen with gas grill burner
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
$37,329
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
4.82%
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%
$746,580
$746.6K
Cap Rate 7%
$533,271
$533.3K
Cap Rate 9%
$414,767
$414.8K
Market Conditions
NOI Build-Up for 1,432 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
$47.9K $33.48/SF
− Vacancy
−$4.0K −$2.81/SF
EGI
$43.9K $30.67/SF
− OpEx
−$6.6K −$4.60/SF
NOI
$37.3K $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%
$746,580
Cap Rate 7%
$533,271
Cap Rate 9%
$414,767
Alternative Uses
Best Use
Warehouse
$533.3K
$466.6K – $622.2K
NOI $37,329 @ 7.0% cap · market cap 4.82%
Second Best
Industrial
$439.2K
$384.3K – $512.4K
NOI $30,741 @ 7.0% cap · market cap 3.97%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Balanced
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial 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 - Residential living with finished basement plus a working garage and warehouse addition, all set on an outdoor pool property.
Where is this flex space located?
The property is located at 6529 Delilah Rd Egg Harbor Township, NJ.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 1962 home with finished basement offering approx. 1,400 sq ft plus outside access to the pool area; 3‑bedroom main floor with living room with fireplace, dining area, eat‑in kitchen, and full bathroom; rough‑in for a potential main‑floor half bath; Outdoor features include an in‑ground fiberglass pool, entertainment area, pool house with a half bathroom, and an outdoor kitchen with gas grill burner
