Bar and Liquor License with
For Sale
$995,000
299 Smith Street, Perth Amboy, NJ 08861
COMMERCIAL - Perth Amboy, NJ
Property Size3,304 SF
Lot Size0.06 Acres
Price / SF$301.15
Days on Market49
Property Features for 299 Smith Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Parking
3
Parking features
Driveway
Interior features
Fixtures, Refrigeration
Appliances
Refrigeration
Lot features
Corner Lot
Directions
Corner Smith Street and Prospect Street
Standard status
Active
APN
1600070000000029
Size
3,304 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
11210
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air, Wall Unit(s)
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Flooring type
Laminate, Tile
Building materials
Stucco
Roof type
Asphalt
Listing Agency:
PETRA BEST REALTY LLC
(732) 442-1400
Listed By:
Enrique Hernandez
(732) 442-1400
Added: Jun 29
Changed: Aug 4
Last Checked: Aug 16 at 10:06PM
MLS# 2618488R
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.
This for-sale commercial package includes a well-established bar business, commercial real estate, and a liquor license. The offering also features a spacious four-bedroom apartment, providing flexibility for owner occupancy or additional rental income.
The property is located at 299 Smith Street in Perth Amboy, New Jersey, within C-1 zoning.
With a total building size of 3,304 square feet and a lot size of 0.0574 acres, this is a compact, combined business and real estate opportunity.
The property is located at 299 Smith Street in Perth Amboy, New Jersey, within C-1 zoning.
With a total building size of 3,304 square feet and a lot size of 0.0574 acres, this is a compact, combined business and real estate opportunity.
Key Highlights
- Sale includes commercial real estate and the established La Vega Bar business
- Includes #33 liquor license and a spacious 4‑bedroom apartment
- Stucco construction with asphalt roof; laminate and tile flooring
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
$50,527
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
5.08%
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%
$1,010,540
$1.0M
Cap Rate 7%
$721,814
$721.8K
Cap Rate 9%
$561,411
$561.4K
Market Conditions
NOI Build-Up for 3,304 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
$71.4K $21.60/SF
− Vacancy
−$4.0K −$1.21/SF
EGI
$67.4K $20.39/SF
− OpEx
−$16.8K −$5.10/SF
NOI
$50.5K $15.29/SF
Area
Middlesex 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%
$1,010,540
Cap Rate 7%
$721,814
Cap Rate 9%
$561,411
Alternative Uses
Best Use
Specialty Retail
$721.8K
$631.6K – $842.1K
NOI $50,527 @ 7.0% cap · market cap 5.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$862.7K
$754.9K – $1.01M
NOI $60,392 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,628
Businesses Nearby
53k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 77%
Electronics 10%
Dining 7%
Apparel 6%
PNC Bank
Shops & Services
13,747 visits/mo
0.3 miles
Chase Bank
Shops & Services
12,006 visits/mo
0.3 miles
Dollar General
Shops & Services
6,535 visits/mo
0.4 miles
BP
Shops & Services
4,582 visits/mo
0.4 miles
Dunkin' Donuts
Dining
3,797 visits/mo
0.3 miles
Demographics for 08861, NJ
58,039
Population
21,032
Households
2.8
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
5.1 sq mi
ZIP Area
11,380
Density / Sq Mi
$60,464
Median Household Income
$34,093
Median Earnings
$1,623
Median Rent
$340,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- La Playita Sports Bar — 96-98 2nd St, Perth Amboy, NJ 08861
- La Vega Bar — 299 Smith St, Perth Amboy, NJ 08861
- New Rainbow Bar & Liquor — Perth Amboy, NJ 08861
- Jass Restaurant & Lounge — 270 Madison Ave, Perth Amboy, NJ 08861
- Cacheo Sport Bar — Davidson St, Perth Amboy, NJ 08861
Frequently Asked Questions
What type of property is this?
Bar & Pub - For sale C-1 property includes La Vega Bar, a liquor license, and a four-bedroom apartment.
Where is this bar & pub located?
The property is located at 299 Smith Street Perth Amboy, NJ.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Sale includes commercial real estate and the established La Vega Bar business; Includes #33 liquor license and a spacious 4‑bedroom apartment; Stucco construction with asphalt roof; laminate and tile flooring
