Riverfront Restaurant with
For Sale
Contact for pricing
2922 COUNTY RD 519, Brazoria, TX 77422
Operating riverfront restaurant featuring extensive docks and a screened dining area.
Property Size6,134 SF
Price / SF$195.63
Days on Market58
Property Features for 2922 COUNTY RD 519
General Information
Standard status
Active
Size
6,134 SF
Property subtype
Retail, Special Purpose, Business for Sale
Investment Type
Owner/User
Additional Details
Business Included
Yes
Building Details
Year Built
1984
Units
1
Listing Agency:
Birdsong Real Estate
Listed By:
RYAN BIRDSONG · License #522256
(979) 292-6205
Source:
Crexi
Added: Jul 23
Changed: Sep 4
Last Checked: Sep 18 at 5:21AM
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 Birdsong Real Estate
Investment Insights
Based on property information with market context.
This for-sale restaurant is currently operating and positioned as the only restaurant on the San Bernard River, offering dining with a screened area designed to host events and concerts. The property also includes extensive docks and boat parking to serve patrons arriving by road and by river.
In addition to the dining facilities, the business serves as the only fuel on the river, supporting both on-water and roadside customers. The property is located at 2922 County Rd 519 in Brazoria, Texas.
The offering is designed for a new owner to continue operations at an established restaurant with on-site river access, docking, and screened outdoor dining space.
In addition to the dining facilities, the business serves as the only fuel on the river, supporting both on-water and roadside customers. The property is located at 2922 County Rd 519 in Brazoria, Texas.
The offering is designed for a new owner to continue operations at an established restaurant with on-site river access, docking, and screened outdoor dining space.
Key Highlights
- Operating riverfront restaurant with extensive docks on the San Bernard River
- Serves patrons arriving by road and by river, with plenty of boat parking
- Includes a screened dining area for events and concerts
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
$89,116
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
7.43%
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%
$1,782,320
$1.8M
Cap Rate 7%
$1,273,086
$1.3M
Cap Rate 9%
$990,178
$990.2K
Market Conditions
NOI Build-Up for 6,134 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
$125.9K $20.52/SF
− Vacancy
−$7.0K −$1.15/SF
EGI
$118.8K $19.37/SF
− OpEx
−$29.7K −$4.84/SF
NOI
$89.1K $14.53/SF
Area
Brazoria County, TX
Vacancy
5.60%
Lease Rate
$20.52 /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%
$1,782,320
Cap Rate 7%
$1,273,086
Cap Rate 9%
$990,178
Alternative Uses
Best Use
Specialty Retail
$1.27M
$1.11M – $1.49M
NOI $89,116 @ 7.0% cap · market cap 7.43%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$76.41M
$66.86M – $89.15M
NOI $5,349,025 @ 7.0% cap · market cap 445.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77422, TX
13,731
Population
6,103
Households
2.2
Avg Household Size
41
Median Age
14%
College-Educated
85%
High-School Grad
171.2 sq mi
ZIP Area
80
Density / Sq Mi
$75,223
Median Household Income
$47,287
Median Earnings
$1,068
Median Rent
$205,000
Median Home Value
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Operating riverfront restaurant featuring extensive docks and a screened dining area.
Where is this conventional restaurant located?
The property is located at 2922 COUNTY RD 519 Brazoria, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Operating riverfront restaurant with extensive docks on the San Bernard River; Serves patrons arriving by road and by river, with plenty of boat parking; Includes a screened dining area for events and concerts
