Farm Property with Poultry
For Sale
$729,900
8807 Woodland Ferry Rd, Laurel, DE 19956
Land, Laurel, DE
Property Size2,500 SF
Lot Size5.04 Acres
Price / SF$291.96
Days on Market465
Property Features for 8807 Woodland Ferry Rd
General Information
Property type
Land
Property subtype
Other
High school district
000000
Directions
From Rt 13 turn northwest onto Woodland Ferry Rd. Property will be on the right.
Standard status
Active
APN
232-12.00-2.01
Lot size
5.04 Acres
Listing Agency:
National Land Realty, Hebron, MD
(855) 384-5263
Listed By:
Sue Hudson · License #679944
(855) 384-5263
Added: May 14, 2025
Changed: Aug 20
Last Checked: Aug 21 at 5:06AM
MLS# 11505420
Copyright © 2026 My State 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 working poultry farm includes a 2,500+/- sq ft farmhouse and multiple agricultural improvements on 5.04 acres. The home features a newly renovated kitchen with cherry cabinetry, Cambria quartz countertops, subway tile backsplash, and stainless steel appliances. Additional interior highlights include wide plank wooden floors in the dining room, high ceilings, and a den with a brick gas fireplace. The second floor offers three bedrooms and two additional full baths, with the primary bedroom including an ensuite bathroom and private access to a large balcony. Outdoor space includes a screened-in porch, a composite deck with a hot tub, and an open concrete patio.
The farm operates with one well-maintained 400' x 40' poultry house in production, plus a separate well and generator. A second poultry house has been cleaned out and can be repurposed for storage, a workshop, or small animals. Other improvements include a one-car detached garage, a barn with a full loft, and an 18' x 60' addition with concrete floors and work benches, flanked by a lean-to for additional storage. The property is located at 8807 Woodland Ferry Rd in Laurel, Delaware (Sussex County).
The farm operates with one well-maintained 400' x 40' poultry house in production, plus a separate well and generator. A second poultry house has been cleaned out and can be repurposed for storage, a workshop, or small animals. Other improvements include a one-car detached garage, a barn with a full loft, and an 18' x 60' addition with concrete floors and work benches, flanked by a lean-to for additional storage. The property is located at 8807 Woodland Ferry Rd in Laurel, Delaware (Sussex County).
Key Highlights
- 5+/- acre working poultry farm with 400' x 40' poultry house in production, plus a second poultry house cleaned out for storage or repurpose
- 2,500+/- SF farmhouse with new siding, roofing, skylights, and multiple updates including insulation, electrical, plumbing, and drywall
- Newly renovated kitchen with cherry cabinetry, Cambria quartz countertops, subway tile backsplash, and stainless steel appliances
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
$24,558
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
3.36%
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%
$491,160
$491.2K
Cap Rate 7%
$350,829
$350.8K
Cap Rate 9%
$272,867
$272.9K
Market Conditions
NOI Build-Up for 2,500 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
$47.4K $18.96/SF
− Vacancy
−$2.7K −$1.10/SF
EGI
$44.7K $17.86/SF
− OpEx
−$20.1K −$8.04/SF
NOI
$24.6K $9.82/SF
Area
Sussex County, DE
Vacancy
5.80%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
45.00%
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%
$491,160
Cap Rate 7%
$350,829
Cap Rate 9%
$272,867
Alternative Uses
Best Use
Apartment 5plus
$350.8K
$307.0K – $409.3K
NOI $24,558 @ 7.0% cap · market cap 3.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$687.0K
$601.1K – $801.5K
NOI $48,090 @ 7.0% cap · market cap 6.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 19956, DE
16,327
Population
6,556
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
84%
High-School Grad
100.4 sq mi
ZIP Area
163
Density / Sq Mi
$59,085
Median Household Income
$36,131
Median Earnings
$923
Median Rent
$233,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Farm - Working poultry farm on 5.04 acres with a renovated farmhouse, two poultry houses, barn, and workshop addition.
Where is this farm located?
The property is located at 8807 Woodland Ferry Rd Laurel, DE.
What is the asking price?
The asking price for this property is $729,900.
What are key features of this property?
This property features: 5+/- acre working poultry farm with 400' x 40' poultry house in production, plus a second poultry house cleaned out for storage or repurpose; 2,500+/- SF farmhouse with new siding, roofing, skylights, and multiple updates including insulation, electrical, plumbing, and drywall; Newly renovated kitchen with cherry cabinetry, Cambria quartz countertops, subway tile backsplash, and stainless steel appliances
