Three-Story Main Street
For Sale
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77 E Main St, Newark, DE 19711
Office space with multiple offices, a loft, kitchen, and two full baths in the University of Delaware campus area.
Property Size11,578 SF
Price / SF$215.93
Days on Market439
Property Features for 77 E Main St
General Information
Standard status
Active
Size
11,578 SF
Property subtype
OFFICE
Building Details
Stories
3
Listing Agency:
SB Real Estate
(302) 543-7707
Listed By:
Alec Georigi · License #RS0026269
(302) 559-7191
Source:
Moodyscre
Added: Jul 11, 2025
Changed: Sep 6
Last Checked: Sep 21 at 10:17AM
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 SB Real Estate
Investment Insights
Based on property information with market context.
This 11,578-square-foot office space occupies three stories and features windows overlooking Main Street. The layout includes multiple offices, a loft with two large rooms, a kitchen, and two full baths. One bathroom is positioned at the front of the second floor, while the other is located at the rear of the third floor.
The property is located at 77 E Main St in Newark, Delaware, in the heart of the University of Delaware campus. Its Main Street setting provides a central campus-area address for office use.
The property is located at 77 E Main St in Newark, Delaware, in the heart of the University of Delaware campus. Its Main Street setting provides a central campus-area address for office use.
Key Highlights
- 11,578 SF three‑story office space
- Windows overlooking Main Street
- Multiple offices and a loft with 2 large rooms
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
$157,699
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
6.31%
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%
$3,153,980
$3.2M
Cap Rate 7%
$2,252,843
$2.3M
Cap Rate 9%
$1,752,211
$1.8M
Market Conditions
NOI Build-Up for 11,578 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
$261.2K $22.56/SF
− Vacancy
−$50.9K −$4.40/SF
EGI
$210.3K $18.16/SF
− OpEx
−$52.6K −$4.54/SF
NOI
$157.7K $13.62/SF
Area
New Castle County, DE
Vacancy
19.50%
Lease Rate
$22.56 /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%
$3,153,980
Cap Rate 7%
$2,252,843
Cap Rate 9%
$1,752,211
Alternative Uses
Best Use
Office B
$2.25M
$1.97M – $2.63M
NOI $157,699 @ 7.0% cap · market cap 6.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.77M
$2.42M – $3.23M
NOI $193,855 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,833
Businesses Nearby
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Business Placement
Demographics for 19711, DE
48,477
Population
20,617
Households
2.4
Avg Household Size
37
Median Age
53%
College-Educated
95%
High-School Grad
27.4 sq mi
ZIP Area
1,769
Density / Sq Mi
$94,455
Median Household Income
$43,790
Median Earnings
$1,516
Median Rent
$376,300
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Office space with multiple offices, a loft, kitchen, and two full baths in the University of Delaware campus area.
Where is this office building located?
The property is located at 77 E Main St Newark, DE.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 11,578 SF three‑story office space; Windows overlooking Main Street; Multiple offices and a loft with 2 large rooms
