Turnkey Multi-Level Restaurant with
For Sale
$2,150,000
262-260 Beachway Ave, Keansburg, NJ 07734
Turnkey restaurant with three levels and outdoor patios, positioned for seasonal waterfront foot traffic.
Property Size10,000 SF
Price / SF$215
Days on Market110
Property Features for 262-260 Beachway Ave
General Information
Standard status
Active
Size
10,000 SF
Additional Details
Business Included
Yes
Liquor License
Yes
Taxes and HOA fees
Annual Taxes
$22,000
Building Details
Year Built
2019
Stories
3
Listing Agency:
KELLER WILLIAMS ELITE REALTORS
(732) 549-1998
Listed By:
KEKE C. WILKINS
Source:
Exprealty
Added: May 5
Changed: Aug 20
Last Checked: Aug 22 at 12:21PM
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 KELLER WILLIAMS ELITE REALTORS
Investment Insights
Based on property information with market context.
This turnkey restaurant property is fully equipped and designed for immediate operation. The building was built in 2019 and includes three levels plus outdoor patios to support flexible seating arrangements. The sale structure also includes a liquor license option, allowing qualified operators to run a complete restaurant concept from day one. Interior fixtures and equipment represent a significant installed base, with the seller noting more than $1M invested in fixtures and equipment.
The location is directly across from the beach and amusement park, providing exposure to high seasonal foot traffic. The property also sits within a redevelopment area with new residential development, supporting a mix of local demand and summer tourism.
For an owner-operator, this configuration can reduce downtime by starting with an operationally ready space, including the necessary licensing option. For buyers, the asset offers straightforward acquisition paths: purchase the building alone without the liquor license, or acquire the building and liquor license together. Seller financing is available with a stated down payment requirement, which may support qualified buyers seeking a more structured purchase approach.
The location is directly across from the beach and amusement park, providing exposure to high seasonal foot traffic. The property also sits within a redevelopment area with new residential development, supporting a mix of local demand and summer tourism.
For an owner-operator, this configuration can reduce downtime by starting with an operationally ready space, including the necessary licensing option. For buyers, the asset offers straightforward acquisition paths: purchase the building alone without the liquor license, or acquire the building and liquor license together. Seller financing is available with a stated down payment requirement, which may support qualified buyers seeking a more structured purchase approach.
Key Highlights
- Turnkey restaurant opportunity in Keansburg across from the beach and amusement park
- 10,000 SF space with three levels plus outdoor patios for expanded seating
- Liquor license included with purchase option at $2.15M (building + liquor license)
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
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
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
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turnkey restaurant with three levels and outdoor patios, positioned for seasonal waterfront foot traffic.
Where is this conventional restaurant located?
The property is located at 262-260 Beachway Ave 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: Turnkey restaurant opportunity in Keansburg across from the beach and amusement park; 10,000 SF space with three levels plus outdoor patios for expanded seating; Liquor license included with purchase option at $2.15M (building + liquor license)
