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    Iconic Restaurant Destination For Sale Title is generated by Realmo AI

    Rr 615, Layton, NJ 07851

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    Claim this Listing
    For Sale
    $3,000,000

    Commercial - Walpack Twp., NJ

    Property size:
    14,548 SF
    Lot size:
    41.00 Acres
    Price / SF:
    $206/SF
    Added:
    Jan 3, 2026
    Days on Market:
    134
    Last Refresh:
    May 17 at 6:06 am

    Property Features for Rr 615

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    00
    Rooms
    Basement
    Basement Y/N
    1
    Standard status
    Active
    Size
    14,548 SF
    Lot size
    41.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    8405

    Building Details

    Floors in Building
    2
    Number of units
    3
    Roof type
    Asphalt, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    LISA FAIRCLOUGH

    Listing agent LISA FAIRCLOUGH

    Listing office FAIRCLOUGH REALTORS 265 SPARTA, Sparta, NJ

    Listing date Jan 3, 2026

    MLS# 4003909 Listing URL

    Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Established restaurant and event business owned and operated since 1949.
    • Over 1000 feet of frontage on the Flat Brook River.
    • Located adjacent to the 65,000‑acre Delaware Water Gap National Recreation Area.
    • Potential for expansion into a boutique inn, corporate retreat, or wedding venue.
    • Open fields suitable for equestrian use.
    • Access to world‑class hunting, swimming, and fishing.

    Overview

    This iconic New Jersey restaurant destination, owned and operated since 1949, is available for sale. The property features a large operating restaurant and event business that has thrived for decades. With over 1000 feet of frontage on the Flat Brook River and surrounded by the 65,000-acre Delaware Water Gap National Recreation Area, the property offers a secluded sanctuary with limitless potential. The existing structure provides ample space to build out guest rooms, making it suitable for a boutique inn, a premier corporate retreat, or a wedding venue. The property includes open fields and beautiful views, making it ideal for equestrian use. The location offers world-class hunting, plus swimming and fishing on the adjacent Flat Brook. The property is situated in Walpack Twp., Sussex County, New Jersey. The property size is 14,548 square feet and the lot size is 41 acres.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $2.47M
    NOI $222,480 @ 9.00% cap · cautious / downside scenario
    Moderate
    $3.18M
    NOI $222,480 @ 7.00% cap · market / base-case scenario
    Aggressive
    $4.45M
    NOI $222,480 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $314.2k $21.60
    − Vacancy −$17.6k −$1.21
    EGI $296.6k $20.39
    − OpEx −$74.2k −$5.10
    NOI $222.5k $15.29
    14,548 SF · lease $21.60/SF/yr · vacancy 5.60% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $3.18M
    $2.78M – $3.71M (±1% cap)
    NOI $222,480 @ 7.0% cap · market cap 7.42%
    Second Best
    Hotel Hospitality
    $666.4K
    $583.1K – $777.4K (±1% cap)
    NOI $46,645 @ 7.0% cap · market cap 1.55%
    Theoretical Best
    Office A
    $3.80M
    $3.32M – $4.43M (±1% cap)
    NOI $265,914 @ 7.0% cap · market cap 8.86%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Wedding venues

    Map

    City
    Layton
    County
    Sussex
    State
    New Jersey
    Longitude
    -74.8496819
    Latitude
    41.1975794

    FAQs

    What type of property is this?
    Restaurant - Restaurant and event facility with limitless potential in Walpack Twp.
    Where is this restaurant located?
    The property is located at Rr 615 Layton, NJ.
    What is the asking price?
    The asking price for this property is $3,000,000.
    What are key features of this property?
    This property features: Established restaurant and event business owned and operated since 1949.; Over 1000 feet of frontage on the Flat Brook River.; Located adjacent to the 65,000‑acre Delaware Water Gap National Recreation Area.
    (973) 726-7800
    We can help!
    Listing Contact
    LISA FAIRCLOUGH
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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