Listing Agency: RPO REALTORS r***@gmail.com Show Phone

Listed By: Roman Osadchuk · License #0451111 Show Phone

Source: Exprealty

Added: Jun 28 Changed: Aug 21 Last Checked: Aug 21 at 5:23AM

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Investment Insights

Based on property information with market context.

This conventional restaurant is an operating business with a manager in place for day-to-day oversight. The property is identified as the only restaurant in its village and serves as a local gathering place.

The property is located at 654 Main St in Leesburg, New Jersey. A 2,000 property size is reported, although the source does not specify the unit of measurement.

Key Highlights

• Operating restaurant with a manager overseeing daily operations
• Reported as the only restaurant in its village
• 654 Main St, Leesburg, NJ

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

$28,022

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

7.47%

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%

$560,440 $560.4K

Cap Rate 7%

$400,314 $400.3K

Cap Rate 9%

$311,356 $311.4K

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

$39.0K $19.50/SF

− Vacancy

−$1.6K −$0.82/SF

EGI

$37.4K $18.68/SF

− OpEx

−$9.3K −$4.67/SF

NOI

$28.0K $14.01/SF

Area

Cumberland County, NJ

Vacancy

4.20%

Lease Rate

$19.50 /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%

$560,440

Cap Rate 7%

$400,314

Cap Rate 9%

$311,356

Alternative Uses

Best Use

Specialty Retail

$400.3K

$350.3K – $467.0K (±1% cap)

NOI $28,022 @ 7.0% cap · market cap 7.47%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$3.00M

$2.63M – $3.50M (±1% cap)

NOI $210,211 @ 7.0% cap · market cap 56.06%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

George's Pizzeria Restaurant Mo's Groomobile LLC Pet Grooming Service

Suggested Use

Top Pick Parking Lot & Garage Plumbing Service Pharmacy Pet Grooming Service Hair Salon Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

24

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 08327, NJ

3,876

Population

223

Households

17.4

Avg Household Size

37

Median Age

3%

College-Educated

80%

High-School Grad

9.6 sq mi

ZIP Area

404

Density / Sq Mi

$60,556

Median Household Income

$7,205

Median Earnings

$166,300

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Established village restaurant with a manager currently overseeing daily operations.

Where is this conventional restaurant located?

The property is located at 654 Main St Leesburg, NJ.

What is the asking price?

The asking price for this property is $375,000.

What are key features of this property?

This property features: Operating restaurant with a manager overseeing daily operations; Reported as the only restaurant in its village; 654 Main St, Leesburg, NJ