Retail Office
For Sale
Contact for pricing
8640 Ocean Hwy, Delmar, MD 21875
Class retail/office building offers approximately 3,000 SF with frontage on U.S. Route 13.
Property Size3,000 SF
Price / SF$398.33
Days on Market127
Property Features for 8640 Ocean Hwy
General Information
Standard status
Active
Size
3,000 SF
Property subtype
RETAIL
Listing Agency:
NAI Coastal
(410) 543-5115
Listed By:
Chris Davis · License #302826
(443) 523-4539
Source:
Moodyscre
Added: May 11
Changed: Aug 16
Last Checked: Sep 14 at 7:11AM
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 NAI Coastal
Investment Insights
Based on property information with market context.
This Class retail/office building offers approximately 3,000 square feet and is presented for sale as a multi-use commercial asset. The property is described as suitable for multiple commercial uses, supporting a range of operational options for qualified buyers.
The building features frontage on U.S. Route 13 at a lighted intersection. Its retail/office configuration provides a practical base for businesses seeking access to a major roadway corridor.
The offering is positioned as an investment opportunity and as an option for an expansion or new operator, reflecting its availability as a standalone commercial property.
The building features frontage on U.S. Route 13 at a lighted intersection. Its retail/office configuration provides a practical base for businesses seeking access to a major roadway corridor.
The offering is positioned as an investment opportunity and as an option for an expansion or new operator, reflecting its availability as a standalone commercial property.
Key Highlights
- Approximately 3,000 SF Class retail/office building for sale
- Frontage on U.S. Route 13 at a lighted intersection
- Suitable for multiple commercial uses
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
$63,229
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
5.29%
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%
$1,264,580
$1.3M
Cap Rate 7%
$903,271
$903.3K
Cap Rate 9%
$702,544
$702.5K
Market Conditions
NOI Build-Up for 3,000 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
$101.9K $33.96/SF
− Vacancy
−$11.6K −$3.85/SF
EGI
$90.3K $30.11/SF
− OpEx
−$27.1K −$9.03/SF
NOI
$63.2K $21.08/SF
Area
Wicomico County, MD
Vacancy
11.34%
Lease Rate
$33.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,264,580
Cap Rate 7%
$903,271
Cap Rate 9%
$702,544
Alternative Uses
Best Use
Retail
$903.3K
$790.4K – $1.05M
NOI $63,229 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$918.3K – $1.22M
NOI $73,460 @ 7.0% cap · market cap 6.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Explore this area
Business Placement
Demographics for 21875, MD
7,231
Population
3,553
Households
2
Avg Household Size
40
Median Age
27%
College-Educated
91%
High-School Grad
24.4 sq mi
ZIP Area
296
Density / Sq Mi
$76,007
Median Household Income
$51,107
Median Earnings
$1,320
Median Rent
$226,600
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 Retail in South region
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Frequently Asked Questions
What type of property is this?
Retail space - Class retail/office building offers approximately 3,000 SF with frontage on U.S. Route 13.
Where is this retail space located?
The property is located at 8640 Ocean Hwy Delmar, MD.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Approximately 3,000 SF Class retail/office building for sale; Frontage on U.S. Route 13 at a lighted intersection; Suitable for multiple commercial uses
