Corner Grocery and Deli
For Sale
$1,199,000
301 N Dorset Ave, Ventnor Heights, NJ 08406
COMMERCIAL/INDUSTRIAL, Ventnor Heights, NJ
Property Size8,000 SF
Lot Size0.18 Acres
Price / SF$149.88
Days on Market96
Property Features for 301 N Dorset Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Laundry Room, Office
Security features
Security System, Security Lighting
Interior features
Display Windows, Handicap Features, Restroom, Security System, Smoke/Fire Alarm, Storage
Exterior features
Fence, Security Light/System, Sign
Fencing
Fenced
Accessibility
Accessible Approach with Ramp
Lot features
Business District, Corner
Directions
Corner of Dorset Avenue and Calvert Avenue.
Subdivision
Ventnor City
Standard status
Active
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
14826
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Additional Structures
Storage
Listing Agency:
COLDWELL BANKER ARGUS REAL ESTATE-Ventnor · Coldwell Banker Real Estate
(609) 822-3700
Listed By:
Matthew Lacovara · License #2555528
(609) 317-6699
Added: May 18
Changed: Aug 19
Last Checked: Aug 21 at 12:06PM
MLS# 607976
Copyright © 2026 South Jersey Shore Regional 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.
Ventnor Produce & Deli is an 8,000 sq ft corner building on an 80x100 lot, configured for food and beverage use with flexible redevelopment options. The property includes display windows, restroom, storage, and office space, along with a security system and smoke/fire alarm. Exterior features include a fence, security light/system, and signage, and accessibility is supported by an accessible approach with ramp.
The building offers seven dedicated parking spaces served by two convenient driveways. Public utilities include public water and public sewer. The site has a history as both a Wawa and an indoor pickleball facility.
Included with the sale is commercial-grade refrigeration, deli, and storage equipment, supporting an efficient setup for food and beverage operations or other commercial concepts that can use existing buildout and systems.
The building offers seven dedicated parking spaces served by two convenient driveways. Public utilities include public water and public sewer. The site has a history as both a Wawa and an indoor pickleball facility.
Included with the sale is commercial-grade refrigeration, deli, and storage equipment, supporting an efficient setup for food and beverage operations or other commercial concepts that can use existing buildout and systems.
Key Highlights
- 8,000 sq ft corner building on an 80x100 lot
- Ventnor Produce & Deli with seven dedicated parking spaces
- Two driveways for convenient site access
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
$76,860
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
6.41%
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%
$1,537,200
$1.5M
Cap Rate 7%
$1,098,000
$1.1M
Cap Rate 9%
$854,000
$854.0K
Market Conditions
NOI Build-Up for 8,000 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
$120.0K $15.00/SF
− Vacancy
−$10.2K −$1.28/SF
EGI
$109.8K $13.73/SF
− OpEx
−$32.9K −$4.12/SF
NOI
$76.9K $9.61/SF
Area
Atlantic County, NJ
Vacancy
8.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,537,200
Cap Rate 7%
$1,098,000
Cap Rate 9%
$854,000
Alternative Uses
Best Use
Specialty Retail
$1.77M
$1.55M – $2.06M
NOI $123,768 @ 7.0% cap · market cap 10.32%
Second Best
Retail
$1.10M
$960.8K – $1.28M
NOI $76,860 @ 7.0% cap · market cap 6.41%
Theoretical Best
Warehouse
$2.98M
$2.61M – $3.48M
NOI $208,540 @ 7.0% cap · market cap 17.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
600
Businesses Nearby
41k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 65%
Shops & Services 35%
ACME Markets
Groceries
26,350 visits/mo
0.4 miles
Dollar Tree
Shops & Services
10,682 visits/mo
0.4 miles
AutoZone
Shops & Services
2,882 visits/mo
0.4 miles
H&R Block
Shops & Services
696 visits/mo
0.5 miles
Demographics for 08406, NJ
9,188
Population
7,772
Households
1.2
Avg Household Size
51
Median Age
38%
College-Educated
93%
High-School Grad
2.0 sq mi
ZIP Area
4,594
Density / Sq Mi
$75,034
Median Household Income
$51,057
Median Earnings
$1,460
Median Rent
$345,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Nashville Market — 5101 Ventnor Ave, Ventnor City, NJ 08406
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Corner Ventnor Produce & Deli with seven dedicated parking spaces, two driveways, and commercial refrigeration and deli equipment included.
Where is this grocery and convenience store located?
The property is located at 301 N Dorset Ave Ventnor Heights, NJ.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: 8,000 sq ft corner building on an 80x100 lot; Ventnor Produce & Deli with seven dedicated parking spaces; Two driveways for convenient site access
