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    56 Water St Woods Hole, MA 02543

    View on Map
    Sponsored
    For Sale
    $1,100,000

    COMMERCIAL - Woods Hole, MA

    Property size:
    2,681 SF
    Lot size:
    0.04 Acres
    Days on Market:
    12
    Last Refresh:
    Mar 14 at 12:06 am

    Property Features for 56 Water St

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    APN
    51A 01 001 000
    Parking features
    On Street, Open
    Interior features
    High Speed Internet
    Appliances
    Water Heater
    Size
    2,681 SF
    Lot size
    0.04 Acres

    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
    Hardwood, Wood
    Building materials
    Wood Frame, Shingle Siding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Tracey Spellman

    Rand Atlantic Inc. (508) 232-7722

    Listing agent Tracey Spellman (774) 392-5918

    Listing date Mar 2, 2026

    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.

    Learn more

    Property Insight Report

    Overview

    Waterfront Restaurant Opportunity in Woods Hole

    A renewed opportunity awaits in the heart of the vibrant Woods Hole Community. This charming waterfront property on the Channel overlooking Great Harbor was built in 1916 as a restaurant and now houses only the third restaurant in over 100 years of their ownership. There is currently a successful and popular full-service restaurant with 70 to 90 seats, which has been in tenancy for the past 10 years and plans to continue their success here for many years to come with an updated lease. The building spans 2681 square feet on three floors with views of Great Harbor, the Channel into Eel Pond, and the ever entertaining Drawbridge. The property occupies a 0.04-acre lot. This is a rare chance to own a piece of Woods Hole History. The property is located at 56 Water Street, Woods Hole, MA 02543, in Barnstable County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Water Street Kitchen Restaurant

    Suggested Use

    Restaurant Real Estate Agency Law Firm Dental Office Gym & Fitness Center Hotel & Motel Department Store Kitchen & Bath Showroom Bar & Pub Garden Center

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

    Similar Places Nearby

    Sodexo

    Location Insight

    • Map
    • Local Demand
    City
    Woods Hole
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.670148
    Latitude
    41.524109

    Nearby Similar for Sale

    • $1,100,000
      2,681 SF

      Waterfront Restaurant Opportunity in Woods Hole

      Charming waterfront restaurant property with a successful tenant.
      56 Water St, Woods Hole, MA 02543
      View Details

    FAQs

    What type of property is this?
    Restaurant - Charming waterfront restaurant property in the heart of Woods Hole.
    Where is this restaurant located?
    The property is located at 56 Water St Woods Hole, MA.
    What is the asking price?
    The asking price for this property is $1,100,000.
    What are key features of this property?
    This property features: - Waterfront property on the Channel overlooking Great Harbor in Woods Hole.; - Established, successful restaurant tenancy of 10 years with updated lease plans.; - Building spans 2681 square feet on three floors.
    (774) 392-5918
    Request Owner's contact information
    56 Water St Woods Hole, MA 02543
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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.

    More about this property
    56 Water St Woods Hole, MA 02543
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    We can help!
    Listing Contact
    Tracey Spellman
    (774) 392-5918
    Learn more
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