This is a true second-generation, fully equipped gastropub with a documented five-year sales average of $1.30 million, a Palm Beach County 4COP QUOTA liquor license, and a below-market lease in the absolute epicenter of downtown Boynton Beach’s redevelopment boom.The owners made the difficult decision to close in 2025 due to one partner’s health issues. The business is pristine – no liens, no health violations, no drama. Just a turnkey money-maker waiting for the next operator to reopen and ride the biggest residential wave this city has ever seen.
SALES HISTORY – TOAST POS VERIFIED
Five-year average = $1.30 million THE LICENSE
True Palm Beach County 4COP QUOTA (no food % requirement – transferable anywhere in the county).
Current stand-alone market value: $200k–$260k. You are buying the license plus a $1.3M-sales turnkey for less than most people pay for the license alone. THE LEASE – EXTREMELY FAVORABLE
Total current rent (main + required storage): ? $8,200/month NNN
?7.5% occupancy cost at historical volume – one of the lowest ratios on the entire east coast of South Florida.
Term through May 31, 2029 (3.5 years firm). Landlord has indicated cooperation on assignment and willingness to negotiate a new long-term lease with a qualified tenant.BUILD-OUT & EQUIPMENT – $240,000+ INCLUDED DX-1000 Dry Ager ($7,500)
Alto-Shaam smoker + cook & hold
Vulcan 36" range, double convection ovens, 36" griddle, charbroiler
Full butcher retail display cases Walk-in cooler (new compressor 2025 – $9,900)
Custom Sabal Design millwork throughout
90 interior seats + 30 on covered brick terrace
Current liquor inventory ? $13,744 (at cost) also included
LOCATION – GROUND ZERO FOR THE BOYNTON BOOM
510 E Ocean Avenue – one block from the marina, steps from Ocean Avenue’s restaurant row, and surrounded by three massive mixed-use projects:The Villages (405 E Ocean) – 336 apartments + retail – ground broken May 2025
The Pierce (115 N Federal) – 300 apartments + 17,000 sq ft restaurant/retail – groundbreaking Q1 2026
Ocean One (Federal & Ocean) – 371 apartments + 25,000 sq ft retail – groundbreaking Sept 2025
That’s over 1,000 new households and 50,000+ sq ft of new retail all within a 5-minute walk – all under construction in the next 12 months. Add the coming Coastal Link rail station two blocks away and the BBCRA’s $25 million+ in streetscape and parking improvements, and you have the hottest restaurant corridor between Delray Beach and West Palm Beach for the next decade.IMMEDIATE UPSIDE
Current $1.3M+ sales were achieved with zero marketing and zero social media in the last 18 months.
A new owner has multiple Day-1 levers:
• Restart brunch (historically $150k–$200k annual add-on)
• Re-activate the butcher retail program (20–25% margin)
• Add lunch 3–4 days
• Capture the 1,000+ new apartments coming online 2026–2028 Conservative new projection: $1.6M–$1.8M within 18–24 months.THE DEAL
$475,000 cash – asset sale
Includes: 4COP QUOTA license | $240k+ FF&E | liquor inventory | assignable lease | recipes | POS | vendor list
No seller financing | Clean books | 60–90 day closing targetREASON FOR SALE
One partner has been battling a serious health issue throughout 2025. Rather than run the business at less than 100%, the owners chose to close cleanly and offer this gem to the next operator ready to take it to $2 million and beyond.WHO THIS IS FOR:
• Owner-operator ready to clear high six figures
• Delray/West Palm group looking for their Boynton expansion at half the build-out cost
• Chef wanting their own place with a quota license already in hand
• License investor who wants to rent the license while someone else runs the restaurant. This is the strongest 4COP quota turnkey under $500,000 currently available in Palm Beach County. It will not last 30 days once the NDA list goes out.NDA + proof of funds required for name, exact address, full CIM, and showing.
Serious inquiries only – this one will be gone before the holidays.