Operating Brewery Business For
For Sale
Contact for pricing
1003 N Evergreen Ave, Woodbury, NJ
Newly renovated, full-functioning brewery near major transportation routes.
Property Size4,285 SF
Lot Size0.37 Acres
Price / SF$163.13
Days on Market319
Property Features for 1003 N Evergreen Ave
General Information
Standard status
Active
Size
4,285 SF
Lot size
0.37 Acres
Property subtype
RETAIL
Listing Agency:
Wolf Commercial Real Estate, LLC/CORFAC International | New Jersey
(856) 857-6300
Listed By:
Eric Flocco
(609) 790-6940
Source:
Moodyscre
Added: Oct 29, 2025
Changed: Sep 5
Last Checked: Sep 12 at 10:30AM
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 Wolf Commercial Real Estate, LLC/CORFAC International | New Jersey
Investment Insights
Based on property information with market context.
The property is a retail building containing approximately 4,285 square feet on 0.39 acres. It is a full-functioning and currently operating brewery business that has been newly renovated. A vacant lot behind the building is also available. The property has easy access to I-295, NJ Turnpike, A.C. Expressway, Route 55, and Delsea Drive. It is in close proximity to Philadelphia International Airport, Philadelphia’s Stadium District, and the Walt Whitman Bridge.
Key Highlights
- Full functioning and currently operating brewery business
- Newly renovated
- +-4,285 square feet on .39 acres
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
$54,897
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
7.85%
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%
$1,097,940
$1.1M
Cap Rate 7%
$784,243
$784.2K
Cap Rate 9%
$609,967
$610.0K
Market Conditions
NOI Build-Up for 4,285 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
$77.1K $18.00/SF
− Vacancy
−$3.9K −$0.92/SF
EGI
$73.2K $17.08/SF
− OpEx
−$18.3K −$4.27/SF
NOI
$54.9K $12.81/SF
Area
Gloucester County, NJ
Vacancy
5.10%
Lease Rate
$18.00 /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%
$1,097,940
Cap Rate 7%
$784,243
Cap Rate 9%
$609,967
Alternative Uses
Best Use
Specialty Retail
$784.2K
$686.2K – $915.0K
NOI $54,897 @ 7.0% cap · market cap 7.85%
Second Best
Retail
$692.9K
$606.3K – $808.4K
NOI $48,505 @ 7.0% cap · market cap 6.94%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,825 @ 7.0% cap · market cap 14.42%
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
697
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Individual retail property - Newly renovated, full-functioning brewery near major transportation routes.
Where is this individual retail property located?
The property is located at 1003 N Evergreen Ave Woodbury, NJ.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Full functioning and currently operating brewery business; Newly renovated; +-4,285 square feet on .39 acres
