Equipped Sports Bar
For Sale
$675,000
8039 River Rd SE, Southport, NC 28461
Freestanding bar property with a commercial kitchen, dining furnishings, customer parking, and direct River Road access.
Property Size2,120 SF
Lot Size0.70 Acres
Price / SF$318.40
Days on Market125
Property Features for 8039 River Rd SE
General Information
Standard status
Active
Size
2,120 SF
Lot size
0.70 Acres
Property subtype
Commercial
Site & Location
Frontage
222 ft
Highway Access
Yes
Road Access
Yes
Additional Details
Furnished
Yes
Equipment Included
Yes
Building Details
Year Built
1999
Buildings
1
Construction
metal fabrication
Listing Agency:
Coldwell Banker Sea Coast Advantage - SP
(910) 808-9723
Listed By:
Jason Robbins · License #296841
Source:
Coastalrealtyassociates
Added: Apr 27
Changed: Aug 29
Last Checked: Aug 29 at 11:33AM
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 Coldwell Banker Sea Coast Advantage - SP
Investment Insights
Based on property information with market context.
This freestanding bar property includes a commercial restaurant kitchen with cooking equipment, a walk-in refrigerator, and a walk-in freezer. The bar and dining room are furnished and include existing décor, while the site also provides an on-site parking lot for customers and staff. The improvements were built in 1999 and occupy a cleared 0.7-acre parcel.
The property fronts River Road (N.C. 87) in the Southport area, with 222 feet of frontage providing direct roadway exposure and access. Zoning and permitting are administered at the county level, and the property is commercially zoned. The existing configuration supports continued bar or restaurant use, subject to applicable approvals, while the land and improvements may also accommodate a broader commercial concept.
The property fronts River Road (N.C. 87) in the Southport area, with 222 feet of frontage providing direct roadway exposure and access. Zoning and permitting are administered at the county level, and the property is commercially zoned. The existing configuration supports continued bar or restaurant use, subject to applicable approvals, while the land and improvements may also accommodate a broader commercial concept.
Key Highlights
- Cleared 0.7‑acre commercial parcel
- 222 feet of frontage on River Road (N.C. 87)
- Commercial kitchen with cooking equipment, walk‑in refrigerator, and walk‑in freezer
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
$22,420
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
3.32%
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%
$448,400
$448.4K
Cap Rate 7%
$320,286
$320.3K
Cap Rate 9%
$249,111
$249.1K
Market Conditions
NOI Build-Up for 2,120 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
$33.3K $15.72/SF
− Vacancy
−$3.4K −$1.62/SF
EGI
$29.9K $14.10/SF
− OpEx
−$7.5K −$3.53/SF
NOI
$22.4K $10.58/SF
Area
Brunswick County, NC
Vacancy
10.30%
Lease Rate
$15.72 /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%
$448,400
Cap Rate 7%
$320,286
Cap Rate 9%
$249,111
Alternative Uses
Best Use
Specialty Retail
$320.3K
$280.3K – $373.7K
NOI $22,420 @ 7.0% cap · market cap 3.32%
Second Best
Industrial
$308.9K
$270.3K – $360.4K
NOI $21,622 @ 7.0% cap · market cap 3.20%
Theoretical Best
Multifamily LT 5
$25.96M
$22.71M – $30.28M
NOI $1,817,071 @ 7.0% cap · market cap 269.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28461, NC
22,141
Population
14,435
Households
1.5
Avg Household Size
62
Median Age
39%
College-Educated
95%
High-School Grad
75.9 sq mi
ZIP Area
292
Density / Sq Mi
$79,681
Median Household Income
$41,587
Median Earnings
$1,356
Median Rent
$388,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Oasis Bar and Grill — 8039 River Rd SE, Southport, NC 28461
Frequently Asked Questions
What type of property is this?
Bar & Pub - Freestanding bar property with a commercial kitchen, dining furnishings, customer parking, and direct River Road access.
Where is this bar & pub located?
The property is located at 8039 River Rd SE Southport, NC.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Cleared 0.7‑acre commercial parcel; 222 feet of frontage on River Road (N.C. 87); Commercial kitchen with cooking equipment, walk‑in refrigerator, and walk‑in freezer
