Pirate’s Pub Bar with Covered
New
For Sale
$1,395,000
25031 County Road 42, Paisley, FL 32767
Operating bar property with a 4-COP liquor license, residential house, storage building, and substantial road frontage.
Property Size3,122 SF
Lot Size1.26 Acres
Price / SF$446.83
Days on Market2
Property Features for 25031 County Road 42
General Information
Standard status
Active
Size
3,122 SF
Lot size
1.26 Acres
Restaurant
Seating Capacity
137
Patio
Yes
Liquor License
Yes
Additional Details
Business Included
Yes
Road Access
Yes
Building Details
Year Built
2011
Year Renovated
2011
Buildings
3
Listing Agency:
CARLINO REAL ESTATE GROUP INC
Listed By:
Jonathan Martin · License #SL3402836
(407) 443-5491
Source:
Chenoregroup
Added: Sep 1
Last Checked: Sep 1 at 8:38PM
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 CARLINO REAL ESTATE GROUP INC
Investment Insights
Based on property information with market context.
Pirate’s Pub is an operating bar property on 1.26 acres along County Road 42 in Paisley. The bar was rebuilt in 2011 and provides 3,122 SF, capacity for 137 people, a large covered patio, and a walk-in cooler. The offering includes the established business and a 4-COP liquor license permitting on-premise and package liquor sales without a food-to-alcohol ratio requirement.
Additional improvements include a large metal storage building and a separate three-bedroom, one-bath house that may be rented or occupied by the owner. The property has more than 400 feet of frontage on County Road 42 and is located 11 miles from St. John’s River Marina and 41 miles from Daytona.
Additional improvements include a large metal storage building and a separate three-bedroom, one-bath house that may be rented or occupied by the owner. The property has more than 400 feet of frontage on County Road 42 and is located 11 miles from St. John’s River Marina and 41 miles from Daytona.
Key Highlights
- 4‑COP liquor license supports on‑premise and package liquor sales
- 3,122 SF bar rebuilt in 2011 with 137‑person capacity
- Large covered patio and walk‑in cooler
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
$48,654
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
3.49%
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%
$973,080
$973.1K
Cap Rate 7%
$695,057
$695.1K
Cap Rate 9%
$540,600
$540.6K
Market Conditions
NOI Build-Up for 3,122 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
$67.4K $21.60/SF
− Vacancy
−$2.6K −$0.82/SF
EGI
$64.9K $20.78/SF
− OpEx
−$16.2K −$5.19/SF
NOI
$48.7K $15.58/SF
Area
Lake County, FL
Vacancy
3.80%
Lease Rate
$21.60 /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%
$973,080
Cap Rate 7%
$695,057
Cap Rate 9%
$540,600
Alternative Uses
Best Use
Specialty Retail
$695.1K
$608.2K – $810.9K
NOI $48,654 @ 7.0% cap · market cap 3.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$888.4K
$777.4K – $1.04M
NOI $62,190 @ 7.0% cap · market cap 4.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32767, FL
2,939
Population
1,198
Households
2.5
Avg Household Size
43
Median Age
7%
College-Educated
82%
High-School Grad
54.9 sq mi
ZIP Area
54
Density / Sq Mi
$64,772
Median Household Income
$45,447
Median Earnings
$1,168
Median Rent
$140,000
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.
Similar Off Market Nearby
- Pirate's Pub — 25031 co rd 42, paisley, fl 32767
Frequently Asked Questions
What type of property is this?
Bar & Pub - Operating bar property with a 4-COP liquor license, residential house, storage building, and substantial road frontage.
Where is this bar & pub located?
The property is located at 25031 County Road 42 Paisley, FL.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: 4‑COP liquor license supports on‑premise and package liquor sales; 3,122 SF bar rebuilt in 2011 with 137‑person capacity; Large covered patio and walk‑in cooler
