Waterfront Restaurant
For Sale
$1,050,000
56 Water Street, Woods Hole, MA 02543
Commercial Sale, Woods Hole, MA
Property Size2,681 SF
Lot Size0.04 Acres
Price / SF$391.64
Days on Market531
Property Features for 56 Water Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B1
Parking features
Open, On Street
Interior features
High Speed Internet
Appliances
Water Heater
Lot features
Views, Interior Lot, Level, Private
View
Harbor
Elementary school district
Falmouth
Middle school district
Falmouth
High school district
Falmouth
Directions
RT 28 south to Locust St, continue onto Woods Hole Rd, bear right onto Water St.
Subdivision
Falmouth
Standard status
Active
APN
51A 01 001 000
Size
2,681 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7123
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Wall Unit(s)
Water source
Public
Water front
1
Building Details
Year built
1916
Floors in Building
3
Number of units
1
Flooring type
Wood, Hardwood
Building materials
Wood Frame, Shingle Siding
Roof type
Asphalt
Listing Agency:
Rand Atlantic Inc.
(508) 232-7722
Listed By:
Tracey Spellman
(774) 392-5918
Added: Apr 14, 2025
Changed: Sep 16
Last Checked: Sep 26 at 6:06PM
MLS# 22501624
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,681-square-foot restaurant property is arranged across three floors and includes an established full-service operation with seating for 70 to 90 guests. The building dates to 1916 and features wood-frame construction, shingle siding, hardwood and wood flooring, forced-air natural gas heat, wall-unit cooling, and an asphalt roof. Public water and public sewer serve the property.
Positioned on Water Street in Woods Hole, the building fronts a waterfront setting overlooking Great Harbor, the Channel toward Eel Pond, and the Drawbridge. An existing restaurant tenant has operated at the property for 10 years and intends to remain under an updated lease. The parcel encompasses 0.04 acres, with open and on-street parking identified among the property features.
Positioned on Water Street in Woods Hole, the building fronts a waterfront setting overlooking Great Harbor, the Channel toward Eel Pond, and the Drawbridge. An existing restaurant tenant has operated at the property for 10 years and intends to remain under an updated lease. The parcel encompasses 0.04 acres, with open and on-street parking identified among the property features.
Key Highlights
- Waterfront restaurant property at 56 Water Street, Woods Hole, MA 02543
- 2,681 square feet arranged across three floors
- Full‑service restaurant seating for 70 to 90 guests
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
$41,347
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
3.94%
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%
$826,940
$826.9K
Cap Rate 7%
$590,671
$590.7K
Cap Rate 9%
$459,411
$459.4K
Market Conditions
NOI Build-Up for 2,681 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
$57.9K $21.60/SF
− Vacancy
−$2.8K −$1.04/SF
EGI
$55.1K $20.56/SF
− OpEx
−$13.8K −$5.14/SF
NOI
$41.3K $15.42/SF
Area
Barnstable County, MA
Vacancy
4.80%
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%
$826,940
Cap Rate 7%
$590,671
Cap Rate 9%
$459,411
Alternative Uses
Best Use
Specialty Retail
$590.7K
$516.8K – $689.1K
NOI $41,347 @ 7.0% cap · market cap 3.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$956.0K – $1.27M
NOI $76,477 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02543, MA
756
Population
1,093
Households
0.7
Avg Household Size
56
Median Age
86%
College-Educated
100%
High-School Grad
11.3 sq mi
ZIP Area
67
Density / Sq Mi
$73,611
Median Household Income
$59,135
Median Earnings
$1,206
Median Rent
$909,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - An operating full-service restaurant occupies a three-floor building with harbor and channel outlooks.
Where is this conventional restaurant located?
The property is located at 56 Water Street Woods Hole, MA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Waterfront restaurant property at 56 Water Street, Woods Hole, MA 02543; 2,681 square feet arranged across three floors; Full‑service restaurant seating for 70 to 90 guests
