Beachfront Restaurant with High Income
For Sale
$1,500,000
23479 Perdido Beach Blvd, Orange Beach, AL 36561
3,625 SF Beach Bar and Restaurant For Sale
Property Size3,625 SF
Lot Size0.70 Acres
Price / SF$413.79
Days on Market571
Property Features for 23479 Perdido Beach Blvd
General Information
Standard status
Active
Property type
Restaurants, Other retail properties, Individual retail properties, Retail properties & Spaces
Size
3,625 SF
Net Rentable
3,625 SF
Class
B
Elevators
N/A
Lot size
0.70 Acres
Building Details
Year Built
1984
Buildings
1
Stories
2
Listing Agency:
(850) 564-0120
Listed By:
Paul
(850) 564-0120
Added: Feb 6, 2025
Changed: Mar 16
Investment Insights
Based on property information with market context.
Located in Orange Beach, Alabama, this established restaurant and bar offers a prime beachfront location. The property features a 3,625 square foot building with 138 seats and ample parking. The site has 155 feet of frontage. Included in the sale is an additional adjacent lot to the west, bringing the total land area to 0.7 acres. The current lease, expiring December 31st, 2025, is below market value. The existing business has a strong income and loyal clientele. The business is available for purchase separately from the real estate. This turnkey operation is ready for immediate success, combining a desirable location with a proven track record. This property presents a chance to acquire a thriving coastal business and its accompanying real estate in a high-demand tourist destination.
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
$43,641
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
2.91%
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%
$872,820
$872.8K
Cap Rate 7%
$623,443
$623.4K
Cap Rate 9%
$484,900
$484.9K
Market Conditions
NOI Build-Up for 3,625 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
$61.8K $17.04/SF
− Vacancy
−$3.6K −$0.99/SF
EGI
$58.2K $16.05/SF
− OpEx
−$14.5K −$4.01/SF
NOI
$43.6K $12.04/SF
Area
Baldwin County, AL
Vacancy
5.80%
Lease Rate
$17.04 /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%
$872,820
Cap Rate 7%
$623,443
Cap Rate 9%
$484,900
Alternative Uses
Best Use
Specialty Retail
$623.4K
$545.5K – $727.4K
NOI $43,641 @ 7.0% cap · market cap 2.91%
Second Best
Retail
$557.2K
$487.6K – $650.1K
NOI $39,006 @ 7.0% cap · market cap 2.60%
Theoretical Best
Office A
$871.7K
$762.8K – $1.02M
NOI $61,022 @ 7.0% cap · market cap 4.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 36561, AL
9,146
Population
16,184
Households
0.6
Avg Household Size
52
Median Age
41%
College-Educated
98%
High-School Grad
16.7 sq mi
ZIP Area
548
Density / Sq Mi
$89,432
Median Household Income
$48,771
Median Earnings
$1,346
Median Rent
$529,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Restaurant - 3,625 SF Beach Bar and Restaurant For Sale
Where is this restaurant located?
The property is located at 23479 Perdido Beach Blvd Orange Beach, AL.
What is the asking price?
The asking price for this property is $1,500,000.
