Bar-Restaurant with Liquor
For Sale
$3,695,000
8200 Long Beach, Long Beach Township, NJ 08008
Proposed two-story ground-up bar-restaurant with liquor store, seating on both levels, and a private-access apartment.
Property Size10,000 SF
Price / SF$369.50
Days on Market38
Property Features for 8200 Long Beach
General Information
Standard status
Active
Size
10,000 SF
Building Details
Year Built
2026
Listing Agency:
RE/MAX at Barnegat Bay - Ship Bottom
(609) 492-1145
Listed By:
Sean Adams · License #9481468
Source:
Kandorre
Added: Jul 18
Changed: Aug 23
Last Checked: Aug 22 at 10:06AM
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 RE/MAX at Barnegat Bay - Ship Bottom
Investment Insights
Based on property information with market context.
A proposed ground-up, new construction bar-restaurant concept spanning approximately 160’ from corner to corner. The design calls for more than 10,000 sq’ under roof over two stories, including a main bar and restaurant area with a reception area and main kitchen on the first floor, along with a retail liquor store featuring seating for tastings.
The second floor includes additional restaurant seating, covered second-floor seating, and a covered outdoor dining area with a view, plus an event space with bar, a prep area, and four offices. The project also includes a separate two-bedroom apartment on the second level with its own private entrance and roof deck, as well as covered seating and outdoor dining on the main restaurant levels.
The sale includes architecturals, a site plan, and a Plenary License (Broad C). The site is described as a highly visible street-to-street location on a nearly 18,000 sq’ property.
The second floor includes additional restaurant seating, covered second-floor seating, and a covered outdoor dining area with a view, plus an event space with bar, a prep area, and four offices. The project also includes a separate two-bedroom apartment on the second level with its own private entrance and roof deck, as well as covered seating and outdoor dining on the main restaurant levels.
The sale includes architecturals, a site plan, and a Plenary License (Broad C). The site is described as a highly visible street-to-street location on a nearly 18,000 sq’ property.
Key Highlights
- Proposed two‑story, ground‑up bar‑restaurant concept with liquor store on nearly 18,000 sq ft of property
- Over 10,000 sq ft under roof total, spanning corner to corner (160')
- First floor over 5,000 sq ft: main kitchen, restaurant, bar, and reception area
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
$152,928
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
4.14%
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%
$3,058,560
$3.1M
Cap Rate 7%
$2,184,686
$2.2M
Cap Rate 9%
$1,699,200
$1.7M
Market Conditions
NOI Build-Up for 10,000 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
$216.0K $21.60/SF
− Vacancy
−$12.1K −$1.21/SF
EGI
$203.9K $20.39/SF
− OpEx
−$51.0K −$5.10/SF
NOI
$152.9K $15.29/SF
Area
Ocean 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%
$3,058,560
Cap Rate 7%
$2,184,686
Cap Rate 9%
$1,699,200
Alternative Uses
Best Use
Specialty Retail
$2.18M
$1.91M – $2.55M
NOI $152,928 @ 7.0% cap · market cap 4.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.61M
$2.28M – $3.05M
NOI $182,784 @ 7.0% cap · market cap 4.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 08008, NJ
6,914
Population
16,979
Households
0.4
Avg Household Size
62
Median Age
64%
College-Educated
97%
High-School Grad
10.8 sq mi
ZIP Area
640
Density / Sq Mi
$116,544
Median Household Income
$60,752
Median Earnings
$1,664
Median Rent
$1,083,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Bar & Pub - Proposed two-story ground-up bar-restaurant with liquor store, seating on both levels, and a private-access apartment.
Where is this bar & pub located?
The property is located at 8200 Long Beach Long Beach Township, NJ.
What is the asking price?
The asking price for this property is $3,695,000.
What are key features of this property?
This property features: Proposed two‑story, ground‑up bar‑restaurant concept with liquor store on nearly 18,000 sq ft of property; Over 10,000 sq ft under roof total, spanning corner to corner (160'); First floor over 5,000 sq ft: main kitchen, restaurant, bar, and reception area
