Turn-Key Restaurant with Full
For Sale
$1,150,000
38188 Dupont Boulevard, Selbyville, DE 19975
Turn-key restaurant with full bar, service bar, seating for 100, and a walk-in cooler and freezer.
Property Size3,600 SF
Price / SF$319.44
Days on Market51
Property Features for 38188 Dupont Boulevard
General Information
Standard status
Active
Size
3,600 SF
Total Parking Spaces
50
Additional Details
Business Included
Yes
Road Access
Yes
Amenities
full bar
service bar
several tv's for sports
walk in cooler
walk in freezer
Building Details
Year Built
1989
Listing Agency:
NAI Coastal
Listed By:
George Timothy Merritt · License ##0681070
(410) 543-5115
Source:
Southjerseyshorehomesfinder
Added: Jul 21
Changed: Sep 8
Last Checked: Sep 7 at 12:51PM
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 NAI Coastal
Investment Insights
Based on property information with market context.
This restaurant is a turn-key operation formerly known as the Cactus Café and has been serving the Selbyville area for over 30 years. The property includes all equipment needed to operate, along with a full bar and service bar, and several TVs for sports. Dining capacity is listed at 100 people. Additional improvements include a walk-in cooler and walk-in freezer.
The property is described as having a central location with Rt 113 frontage, supported by 50 parking spaces for customer access.
The restaurant is currently leased. The remarks indicate that if a new owner wants to operate the business, the current lease could possibly be negotiated. The location is also described as lending itself to redevelopment.
The property is described as having a central location with Rt 113 frontage, supported by 50 parking spaces for customer access.
The restaurant is currently leased. The remarks indicate that if a new owner wants to operate the business, the current lease could possibly be negotiated. The location is also described as lending itself to redevelopment.
Key Highlights
- Turn‑key restaurant operation includes equipment needed to operate
- Full bar and service bar, plus several TVs for sports
- 100‑person seating capacity
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
$43,594
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
3.79%
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%
$871,880
$871.9K
Cap Rate 7%
$622,771
$622.8K
Cap Rate 9%
$484,378
$484.4K
Market Conditions
NOI Build-Up for 3,600 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
$64.8K $18.00/SF
− Vacancy
−$6.7K −$1.85/SF
EGI
$58.1K $16.15/SF
− OpEx
−$14.5K −$4.04/SF
NOI
$43.6K $12.11/SF
Area
Sussex County, DE
Vacancy
10.30%
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%
$871,880
Cap Rate 7%
$622,771
Cap Rate 9%
$484,378
Alternative Uses
Best Use
Specialty Retail
$622.8K
$544.9K – $726.6K
NOI $43,594 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$989.3K
$865.6K – $1.15M
NOI $69,250 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
244
Businesses Nearby
103k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 45%
Dining 30%
Groceries 19%
Home Improvements & Furnishings 6%
Royal Farms
Shops & Services
29,466 visits/mo
0.1 miles
McDonald's
Dining
21,889 visits/mo
0.1 miles
Food Lion Grocery Store
Groceries
19,559 visits/mo
0.2 miles
Arby's
Dining
9,415 visits/mo
0.4 miles
Dollar Tree
Shops & Services
7,138 visits/mo
0.3 miles
Demographics for 19975, DE
10,476
Population
8,890
Households
1.2
Avg Household Size
60
Median Age
39%
College-Educated
94%
High-School Grad
25.5 sq mi
ZIP Area
411
Density / Sq Mi
$86,063
Median Household Income
$41,090
Median Earnings
$1,098
Median Rent
$430,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turn-key restaurant with full bar, service bar, seating for 100, and a walk-in cooler and freezer.
Where is this conventional restaurant located?
The property is located at 38188 Dupont Boulevard Selbyville, DE.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Turn‑key restaurant operation includes equipment needed to operate; Full bar and service bar, plus several TVs for sports; 100‑person seating capacity
