Equipped Restaurant
For Sale
$675,000
8039 River Road SE, Southport, NC 28461
Commercial Sale, Southport, NC
Property Size2,120 SF
Lot Size0.77 Acres
Price / SF$318.40
Days on Market81
Property Features for 8039 River Road SE
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-LD (county)
Parking
30
Parking features
Off Street, Parking Lot
Subdivision
Dale E.G.
Lot features
Landscaped, Cleared, Irregular Lot, Sloped
Directions
Property is on the west side of River Road (N.C. 87) approximately 2 miles north of the intersection of River Road and N. Howe Street (N.C. 211) and 0.3 mile south of the intersection of River Road and New Long Beach Road (N.C. 133).
Standard status
Active
APN
20500023
Size
2,120 SF
Lot size
0.77 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
L-41-44 EG DALE
Tax Annual Amount
2805
Legal Description
L-41-44 EG DALE
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Heat Pump (Heating), Electric (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
commercial kitchen
bar
dining room
parking lot
Building Details
Year built
1999
Flooring type
Concrete, Tile
Building materials
Glass, Metal Siding, Brick Veneer
Roof type
Metal
Listing Agency:
Coldwell Banker Sea Coast Advantage - SP
(910) 477-6118
Listed By:
Jason Robbins · License #296841
(910) 808-9723
Added: Jun 11
Changed: Aug 19
Last Checked: Aug 30 at 2:06AM
MLS# 100581310
Copyright © 2026 Hive 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 Southport restaurant property includes a commercial kitchen with cooking equipment, a walk-in refrigerator, and a walk-in freezer. The bar and dining room convey with furnishings and decor, while the site also provides an on-site parking lot for customers and staff. The building was constructed in 1999 and features metal siding, brick veneer, and glass construction, with concrete and tile flooring. Heating and cooling are provided by heat pump systems.
Located at 8039 River Road SE, the property has 222 feet of frontage along River Road (N.C. 87). County-administered C-LD zoning, public water, septic service, and cable availability are documented for the site. The property is in Southport, Brunswick County, near the Cape Fear Coast.
Located at 8039 River Road SE, the property has 222 feet of frontage along River Road (N.C. 87). County-administered C-LD zoning, public water, septic service, and cable availability are documented for the site. The property is in Southport, Brunswick County, near the Cape Fear Coast.
Key Highlights
- Commercial restaurant kitchen with cooking equipment
- Walk‑in refrigerator and walk‑in freezer included
- Bar and dining room convey with furnishings and decor
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
$22,420
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
3.32%
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%
$448,400
$448.4K
Cap Rate 7%
$320,286
$320.3K
Cap Rate 9%
$249,111
$249.1K
Market Conditions
NOI Build-Up for 2,120 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
$33.3K $15.72/SF
− Vacancy
−$3.4K −$1.62/SF
EGI
$29.9K $14.10/SF
− OpEx
−$7.5K −$3.53/SF
NOI
$22.4K $10.58/SF
Area
Brunswick County, NC
Vacancy
10.30%
Lease Rate
$15.72 /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%
$448,400
Cap Rate 7%
$320,286
Cap Rate 9%
$249,111
Alternative Uses
Best Use
Specialty Retail
$320.3K
$280.3K – $373.7K
NOI $22,420 @ 7.0% cap · market cap 3.32%
Second Best
Industrial
$308.9K
$270.3K – $360.4K
NOI $21,622 @ 7.0% cap · market cap 3.20%
Theoretical Best
Multifamily LT 5
$25.96M
$22.71M – $30.28M
NOI $1,817,071 @ 7.0% cap · market cap 269.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28461, NC
22,141
Population
14,435
Households
1.5
Avg Household Size
62
Median Age
39%
College-Educated
95%
High-School Grad
75.9 sq mi
ZIP Area
292
Density / Sq Mi
$79,681
Median Household Income
$41,587
Median Earnings
$1,356
Median Rent
$388,800
Median Home Value
Market
Vacancy Rate% for Retail in South 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?
Conventional restaurant - Commercial kitchen, bar, dining furnishings, and customer parking support continued restaurant use.
Where is this conventional restaurant located?
The property is located at 8039 River Road SE Southport, NC.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Commercial restaurant kitchen with cooking equipment; Walk‑in refrigerator and walk‑in freezer included; Bar and dining room convey with furnishings and decor
