Established Deli in Closter,
For Sale
$350,000
309 Closter Dock Road, Closter, NJ 07624
Turnkey Italian deli for sale in downtown Closter.
Property Size2,000 SF
Price / SF$175
Days on Market143
Property Features for 309 Closter Dock Road
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Business Opportunity
Amenities
Central Air
Listing Agency:
THE AGENCY ONE ROCK-MAHWAH
Listed By:
Jacob Lewinson
(201) 669-2614
Source:
Evrealestate
Added: Apr 20
Changed: Sep 8
Last Checked: Sep 8 at 6:17AM
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 THE AGENCY ONE ROCK-MAHWAH
Investment Insights
Based on property information with market context.
Nonna Clementina’s Gourmet is an established Italian deli, encompassing approximately 2,000 square feet. It has been a staple in Closter, New Jersey, for over 26 years. The property is positioned steps from the Closter Plaza and situated on a high-visibility corner along one of Closter's busiest downtown streets. This location offers exceptional exposure and the advantage of a dedicated parking lot. The deli is a turnkey operation, fully outfitted with a commercial kitchen, meat slicers, and all essential equipment needed to operate a high-quality deli from day one. The property is suitable for conventional restaurants, restaurants, grocery and convenience stores, retail properties, and general commercial real estate uses.
Key Highlights
- Established Italian deli with 26+ years of operation in Closter, NJ.
- Turnkey operation: Fully equipped commercial kitchen and essential deli equipment included.
- Prime location: High‑visibility corner in downtown Closter, steps from Closter Plaza.
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
$30,586
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
8.74%
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%
$611,720
$611.7K
Cap Rate 7%
$436,943
$436.9K
Cap Rate 9%
$339,844
$339.8K
Market Conditions
NOI Build-Up for 2,000 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
$43.2K $21.60/SF
− Vacancy
−$2.4K −$1.21/SF
EGI
$40.8K $20.39/SF
− OpEx
−$10.2K −$5.10/SF
NOI
$30.6K $15.29/SF
Area
Bergen 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%
$611,720
Cap Rate 7%
$436,943
Cap Rate 9%
$339,844
Alternative Uses
Best Use
Specialty Retail
$436.9K
$382.3K – $509.8K
NOI $30,586 @ 7.0% cap · market cap 8.74%
Second Best
Retail
$407.8K
$356.8K – $475.8K
NOI $28,547 @ 7.0% cap · market cap 8.16%
Theoretical Best
Office A
$522.2K
$457.0K – $609.3K
NOI $36,557 @ 7.0% cap · market cap 10.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,137
Businesses Nearby
240k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 30%
Superstores 22%
Dining 20%
Shops & Services 12%
Target
Superstores
52,253 visits/mo
0.2 miles
Whole Foods Market
Groceries
51,007 visits/mo
0.2 miles
HomeGoods
Home Improvements & Furnishings
23,929 visits/mo
0.2 miles
Stop & Shop
Groceries
21,466 visits/mo
0.2 miles
Starbucks
Dining
16,167 visits/mo
0.3 miles
Demographics for 07624, NJ
8,594
Population
2,723
Households
3.2
Avg Household Size
43
Median Age
66%
College-Educated
95%
High-School Grad
3.2 sq mi
ZIP Area
2,686
Density / Sq Mi
$187,500
Median Household Income
$71,462
Median Earnings
$2,651
Median Rent
$820,100
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 Italian deli for sale in downtown Closter.
Where is this conventional restaurant located?
The property is located at 309 Closter Dock Road Closter, NJ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Established Italian deli with 26+ years of operation in Closter, NJ.; Turnkey operation: Fully equipped commercial kitchen and essential deli equipment included.; Prime location: **High‑visibility corner in downtown Closter, steps from Closter Plaza.**
