Big Chicken Restaurant
New
For Sale
$499,999
640 Commons Way, Bridgewater, NJ 08807
Commercial Sale, Bridgewater, NJ
Property Size2,364 SF
Price / SF$211.51
Days on Market5
Property Features for 640 Commons Way
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial
Rooms
Basement
Parking features
Parking Lot, Guest, On Street
Security features
Security System
Directions
Use GPS
Standard status
Active
Size
2,364 SF
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Listing Agency:
Serhant New Jersey LLC
(973) 315-5959
Listed By:
Ron Ison · License #1646527
(973) 315-5959
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 23 at 4:06PM
MLS# 22626028
Copyright © 2026 More 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.
The property is a 2,364-square-foot restaurant space at The Village at Bridgewater Commons. The sale includes the Big Chicken concept and approved licensing rights for five additional locations. Existing building systems include forced-air heating and central air conditioning, while the premises are served by public water and public sewer.
Located at 640 Commons Way in Bridgewater, New Jersey, the restaurant is positioned within a retail setting and offers access to parking through a lot, guest spaces, and on-street parking. A basement is also included in the building configuration.
Located at 640 Commons Way in Bridgewater, New Jersey, the restaurant is positioned within a retail setting and offers access to parking through a lot, guest spaces, and on-street parking. A basement is also included in the building configuration.
Key Highlights
- 2,364‑square‑foot restaurant space
- Big Chicken concept included in the sale
- Approved licensing rights for five additional locations
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
$36,152
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
7.23%
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%
$723,040
$723.0K
Cap Rate 7%
$516,457
$516.5K
Cap Rate 9%
$401,689
$401.7K
Market Conditions
NOI Build-Up for 2,364 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
$51.1K $21.60/SF
− Vacancy
−$2.9K −$1.21/SF
EGI
$48.2K $20.39/SF
− OpEx
−$12.1K −$5.10/SF
NOI
$36.2K $15.29/SF
Area
Somerset 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%
$723,040
Cap Rate 7%
$516,457
Cap Rate 9%
$401,689
Alternative Uses
Best Use
Specialty Retail
$516.5K
$451.9K – $602.5K
NOI $36,152 @ 7.0% cap · market cap 7.23%
Second Best
Retail
$482.0K
$421.8K – $562.4K
NOI $33,742 @ 7.0% cap · market cap 6.75%
Theoretical Best
Office A
$617.3K
$540.1K – $720.2K
NOI $43,210 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,122
Businesses Nearby
427k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 60%
Apparel 33%
Shops & Services 3%
Hotels & Casinos 2%
Macy's
Apparel
139,879 visits/mo
0.3 miles
The Cheesecake Factory
Dining
45,093 visits/mo
0.4 miles
Redstone American Grill
Dining
28,444 visits/mo
0.4 miles
McDonald's
Dining
27,866 visits/mo
0.2 miles
Chipotle Mexican Grill
Dining
25,070 visits/mo
0.1 miles
Demographics for 08807, NJ
39,299
Population
14,302
Households
2.7
Avg Household Size
43
Median Age
61%
College-Educated
95%
High-School Grad
25.5 sq mi
ZIP Area
1,541
Density / Sq Mi
$165,983
Median Household Income
$79,480
Median Earnings
$2,092
Median Rent
$562,400
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 - Restaurant opportunity with approved licensing rights for five additional locations and public utilities serving the premises.
Where is this conventional restaurant located?
The property is located at 640 Commons Way Bridgewater, NJ.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: 2,364‑square‑foot restaurant space; Big Chicken concept included in the sale; Approved licensing rights for five additional locations
