Neighborhood Bar & Grill with Liquor
For Sale
$500,000
34 Riverview Ave, Paulsboro, NJ 08066
Former bar and grill property is offered as-is with a liquor license included in the sale.
Property Size1,670 SF
Price / SF$299.40
Days on Market35
Property Features for 34 Riverview Ave
General Information
Standard status
Active
Size
1,670 SF
Additional Details
Liquor License
Yes
Building Details
Year Built
1944
Listing Agency:
HomeSmart First Advantage Realty
(732) 259-2950
Listed By:
Martin L Dunlap Jr.
Source:
Kandorre
Added: Jul 21
Changed: Aug 23
Last Checked: Aug 23 at 6:24AM
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 HomeSmart First Advantage Realty
Investment Insights
Based on property information with market context.
This for-sale hospitality property was previously operated as a neighborhood bar & grill and is currently closed. The sale includes both the real estate and a liquor license. The existing layout and infrastructure provide an established foundation for concepts such as a bar, restaurant, tavern, lounge, or entertainment venue, subject to buyer confirmation of permitted uses.
The property is located at 34 Riverview Ave in Paulsboro, NJ, in Gloucester County, and is described as highly visible with established local presence and accessibility.
The property is being sold as-is. Buyer to complete all due diligence regarding zoning and intended use, and to confirm any operational requirements related to the liquor license.
The property is located at 34 Riverview Ave in Paulsboro, NJ, in Gloucester County, and is described as highly visible with established local presence and accessibility.
The property is being sold as-is. Buyer to complete all due diligence regarding zoning and intended use, and to confirm any operational requirements related to the liquor license.
Key Highlights
- Former neighborhood bar & grill property (Kelus Riverside Bar & Grill) in Paulsboro, NJ, being sold as‑is
- Liquor license included in the sale
- Commercial property with existing bar/restaurant‑style layout and infrastructure
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
$21,395
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
4.28%
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%
$427,900
$427.9K
Cap Rate 7%
$305,643
$305.6K
Cap Rate 9%
$237,722
$237.7K
Market Conditions
NOI Build-Up for 1,670 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
$30.1K $18.00/SF
− Vacancy
−$1.5K −$0.92/SF
EGI
$28.5K $17.08/SF
− OpEx
−$7.1K −$4.27/SF
NOI
$21.4K $12.81/SF
Area
Gloucester County, NJ
Vacancy
5.10%
Lease Rate
$18.00 /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%
$427,900
Cap Rate 7%
$305,643
Cap Rate 9%
$237,722
Alternative Uses
Best Use
Specialty Retail
$305.6K
$267.4K – $356.6K
NOI $21,395 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$561.4K
$491.2K – $654.9K
NOI $39,295 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08066, NJ
8,414
Population
3,605
Households
2.3
Avg Household Size
37
Median Age
21%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
1,237
Density / Sq Mi
$62,412
Median Household Income
$35,684
Median Earnings
$1,092
Median Rent
$166,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Geisler's Liquor Store — 495 crown point rd, thorofare, nj 08086
Frequently Asked Questions
What type of property is this?
Bar & Pub - Former bar and grill property is offered as-is with a liquor license included in the sale.
Where is this bar & pub located?
The property is located at 34 Riverview Ave Paulsboro, NJ.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Former neighborhood bar & grill property (Kelus Riverside Bar & Grill) in Paulsboro, NJ, being sold as‑is; Liquor license included in the sale; Commercial property with existing bar/restaurant‑style layout and infrastructure
