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    Established Restaurant Property For Sale Title is generated by Realmo AI

    7036 Highway 90, Longs, SC 29568

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    For Sale
    $1,399,000

    COMMERCIAL - Longs, SC

    Property size:
    4,994 SF
    Lot size:
    0.75 Acres
    Price / SF:
    $280/SF
    Added:
    Dec 12, 2025
    Days on Market:
    160
    Last Refresh:
    May 21 at 6:06 pm

    Property Features for 7036 Highway 90

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    HC
    Standard status
    Active
    Size
    4,994 SF
    Lot size
    0.75 Acres

    Building Details

    Number of units
    1

    We can help!

    Listing Contact
    The Mills Group Team

    Listing agent The Mills Group Team License #288488

    Listing office Century 21 Barefoot Realty North Myrtle Beach, SC

    Listing date Dec 12, 2025

    MLS# 2529359

    Copyright © 2026 Coastal Carolina Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Established Salt Water Grille Restaurant with 12+ year track record and loyal customer base.
    • Prime location on Hwy 90 with high visibility (150 feet of frontage) and significant growth potential.
    • Fully equipped, turn‑key restaurant operation with impressive commercial kitchen and two walk‑in coolers.
    • Convenient access to beaches, surrounding neighborhoods, RV park, NMB Sports Complex, and new developments.
    • Well‑maintained, owner‑occupied property of nearly 5,000 square feet with ample parking.
    • Close proximity (less than 10 minutes) to Main Street in North Myrtle Beach and Tanger Outlets.

    Overview

    This restaurant property, known as Salt Water Grille, has been a fixture in the Hwy 22/Hwy 90 corridor for over 12 years. The surrounding area is experiencing rapid growth, drawing business from nearby neighborhoods, an RV park, the North Myrtle Beach Sports Complex, and new developments. The restaurant has a reputation for its relaxed atmosphere and food. It serves lunch daily (excluding Saturday) with a buffet of home-style food, and offers a full dinner menu. The kitchen is equipped with two large walk-in coolers and a range of commercial equipment. The property is owner-occupied and has been maintained. The building is just under 5,000 square feet and sits on nearly 150 feet of Highway 90 frontage, with ample parking. The location is less than 10 minutes from Main Street in North Myrtle Beach and the Tanger Outlets on Highway 17. The property is suitable for a turn-key restaurant operation or commercial real estate investment. The lot size is 0.75 acres.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $915.4K
    NOI $82,386 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.18M
    NOI $82,386 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.65M
    NOI $82,386 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $112.7k $22.56
    − Vacancy −$2.8k −$0.56
    EGI $109.8k $22.00
    − OpEx −$27.5k −$5.50
    NOI $82.4k $16.50
    4,994 SF · lease $22.56/SF/yr · vacancy 2.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $1.18M
    $1.03M – $1.37M (±1% cap)
    NOI $82,386 @ 7.0% cap · market cap 5.89%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $1.27M
    $1.11M – $1.48M (±1% cap)
    NOI $88,598 @ 7.0% cap · market cap 6.33%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Accounting Firm Kitchen & Bath Showroom HVAC Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Longs
    County
    Horry
    State
    South Carolina
    Longitude
    -78.8101669
    Latitude
    33.8544056

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    FAQs

    What type of property is this?
    Conventional restaurant - Turn-key restaurant with established following in a growing area.
    Where is this conventional restaurant located?
    The property is located at 7036 Highway 90 Longs, SC.
    What is the asking price?
    The asking price for this property is $1,399,000.
    What are key features of this property?
    This property features: Established Salt Water Grille Restaurant with 12+ year track record and loyal customer base.; Prime location on Hwy 90 with high visibility (150 feet of frontage) and significant growth potential.; Fully equipped, turn‑key restaurant operation with impressive commercial kitchen and two walk‑in coolers.
    (843) 252-0847
    We can help!
    Listing Contact
    The Mills Group Team
    Real Estate License ID: 288488
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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