Nightclub Business with Patio
For Sale
Contact for pricing
35 Broad St, Keyport, NJ 07735
Operating nightlife business with FF&E, a consumption license, and outdoor patron areas overlooking the water.
Property Size2,700 SF
Price / SF$198.15
Days on Market158
Property Features for 35 Broad St
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Business for Sale
Lease Type
NNN
Investment Type
Owner/User
Financials
Asking Price
$545,000
Business Included
Yes
Restaurant
Commercial Hood
No
Patio
Yes
Equipment Included
Yes
Liquor License
Yes
Additional Details
Furnished
Yes
Building Details
Units
1
Tenancy
Single
Listing Agency:
Brothers Commercial Brokerage, Inc.
(732) 747-5575
Listed By:
Daniel Lynch · License #35789
Source:
Crexi
Added: Mar 27
Changed: Aug 29
Last Checked: Aug 29 at 9:15PM
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 Brothers Commercial Brokerage, Inc.
Investment Insights
Based on property information with market context.
Operating as a nightclub, this business sale includes the furniture, fixtures, and equipment along with a consumption license (33). The offering does not include real estate. The premises provide approximately 2,700 SF on the first floor, plus a full basement with storage, walk-in areas, and office space. Food service is offered, although the space does not currently have a built kitchen.
Outdoor areas include an existing patio bar and additional space suitable for a patio, with water views from the exterior setting. The business is positioned within the central business district and benefits from access to a large municipal parking lot for patrons.
Outdoor areas include an existing patio bar and additional space suitable for a patio, with water views from the exterior setting. The business is positioned within the central business district and benefits from access to a large municipal parking lot for patrons.
Key Highlights
- Approximately 2,700 SF of first‑floor space plus a full basement
- Sale includes FF&E and a consumption license (33)
- Currently operating as a nightclub
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
$41,291
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
7.72%
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%
$825,820
$825.8K
Cap Rate 7%
$589,871
$589.9K
Cap Rate 9%
$458,789
$458.8K
Market Conditions
NOI Build-Up for 2,700 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
$58.3K $21.60/SF
− Vacancy
−$3.3K −$1.21/SF
EGI
$55.1K $20.39/SF
− OpEx
−$13.8K −$5.10/SF
NOI
$41.3K $15.29/SF
Area
Monmouth 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%
$825,820
Cap Rate 7%
$589,871
Cap Rate 9%
$458,789
Alternative Uses
Best Use
Specialty Retail
$589.9K
$516.1K – $688.2K
NOI $41,291 @ 7.0% cap · market cap 7.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$705.0K
$616.9K – $822.5K
NOI $49,352 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07735, NJ
18,652
Population
8,411
Households
2.2
Avg Household Size
42
Median Age
33%
College-Educated
92%
High-School Grad
4.9 sq mi
ZIP Area
3,807
Density / Sq Mi
$98,760
Median Household Income
$57,988
Median Earnings
$1,520
Median Rent
$384,700
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
- Fantasies — 63 NJ-36, Keyport, NJ 07735
- Bowlero Hazlet — 1400 NJ-36, Hazlet, NJ 07730
- Airport Bar-Liquor Corporation — 1370 NJ-36, Hazlet, NJ 07730
- Main Street Productions — 68 Jackson St, Keyport, NJ 07735
- The Rock Cafe — 522 Amboy Rd, Keyport, NJ 07735
Frequently Asked Questions
What type of property is this?
Night club - Operating nightlife business with FF&E, a consumption license, and outdoor patron areas overlooking the water.
Where is this night club located?
The property is located at 35 Broad St Keyport, NJ.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Approximately 2,700 SF of first‑floor space plus a full basement; Sale includes FF&E and a consumption license (33); Currently operating as a nightclub
