Three-Level Restaurant with
For Sale
$2,150,000
260 Beachway Avenue, Keansburg, NJ 07734
Commercial Sale, Keansburg, NJ
Property Size10,000 SF
Lot Size0.20 Acres
Price / SF$215
Days on Market110
Property Features for 260 Beachway Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-2
Parking
21
Interior features
Appliances, Fixtures, Office Equipment, Passenger Elevator(s), Refrigeration, Furniture, Elevator, Lighting Fixtures
Accessibility
Accessible Elevator Installed
Appliances
Appliances, Refrigeration
Lot features
Near Shopping, Residential Area, Waterview
Directions
Route 36 to Main street and Main street to Beachway
Standard status
Active
APN
2300013000000001
Size
10,000 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
22000
Utilities
Heating system
Forced Air, Zoned
Cooling system
Central Air, Ceiling Fan(s)
Water source
Private
Building Details
Year built
2023
Floors in Building
1
Flooring type
Tile, Tile - Ceramic, Elevator, Lighting fixtures
Building materials
Brick
Roof type
Asphalt
Listing Agency:
KELLER WILLIAMS ELITE REALTORS · Keller Williams Realty
(732) 549-1998
Listed By:
Keke Wilkins
(732) 549-1998
Added: May 5
Changed: Aug 19
Last Checked: Aug 22 at 9:06AM
MLS# 2615216R
Copyright © 2026 All Jersey 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.
Three-level conventional restaurant space totaling 10,000 SF with outdoor patios, offered in a fully equipped configuration. The interior includes appliances, fixtures, refrigeration, lighting fixtures, and elevator service, along with an office equipment setup. Accessibility is supported by an accessible elevator installed.
Zoned B-2, the property is located directly across from the beach and amusement park, positioned for high seasonal foot traffic. Heating is provided via forced air with zoned systems, and cooling includes central air and ceiling fans. The property also includes a liquor license.
The existing improvements and equipment are intended to support immediate operation for an operator looking for a waterfront restaurant setting with substantial seasonal activity.
Zoned B-2, the property is located directly across from the beach and amusement park, positioned for high seasonal foot traffic. Heating is provided via forced air with zoned systems, and cooling includes central air and ceiling fans. The property also includes a liquor license.
The existing improvements and equipment are intended to support immediate operation for an operator looking for a waterfront restaurant setting with substantial seasonal activity.
Key Highlights
- Three‑level restaurant with 10,000 SF and outdoor patios
- B‑2 zoning
- Located directly across from the beach and amusement park
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
$152,928
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
7.11%
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%
$3,058,560
$3.1M
Cap Rate 7%
$2,184,686
$2.2M
Cap Rate 9%
$1,699,200
$1.7M
Market Conditions
NOI Build-Up for 10,000 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
$216.0K $21.60/SF
− Vacancy
−$12.1K −$1.21/SF
EGI
$203.9K $20.39/SF
− OpEx
−$51.0K −$5.10/SF
NOI
$152.9K $15.29/SF
Area
Monmouth County, NJ
Vacancy
5.60%
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%
$3,058,560
Cap Rate 7%
$2,184,686
Cap Rate 9%
$1,699,200
Alternative Uses
Best Use
Specialty Retail
$2.18M
$1.91M – $2.55M
NOI $152,928 @ 7.0% cap · market cap 7.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.61M
$2.28M – $3.05M
NOI $182,784 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
235
Businesses Nearby
2k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Circle K
Shops & Services
2,494 visits/mo
0.2 miles
Demographics for 07734, NJ
12,772
Population
5,349
Households
2.4
Avg Household Size
39
Median Age
22%
College-Educated
89%
High-School Grad
1.7 sq mi
ZIP Area
7,513
Density / Sq Mi
$89,073
Median Household Income
$41,228
Median Earnings
$1,638
Median Rent
$310,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast 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 - B-2 zoned three-level restaurant with outdoor patios, elevator access, and central air, directly across from a beach and amusement park.
Where is this conventional restaurant located?
The property is located at 260 Beachway Avenue Keansburg, NJ.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Three‑level restaurant with 10,000 SF and outdoor patios; B‑2 zoning; Located directly across from the beach and amusement park
