Building Details

Year Built 1930

Listing Agency: Coldwell Banker Community REALTORS

Listed By: Wanda Mooney · License #449000115 Show Phone

Source: Cbcommunityrealtors

Added: Jul 14 Changed: Sep 10 Last Checked: Sep 10 at 6:34AM

Report an Issue

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 Community REALTORS

Investment Insights

Based on property information with market context.

Baker's Country Store is offered for sale complete with the building, established business, plus all inventory and equipment included. The vintage-style country store carries general merchandise along with groceries, fresh produce, baked goods, and prepared foods. Interior features include a fully equipped kitchen, coolers, a customer seating area, and a 1/2 bath, with a full basement for additional storage.

The property is located on Route 116 in Conway and is described as having outstanding visibility, easy access, and high traffic.

Additional onsite features include gasoline and diesel pumps. The business also notes potential expansion opportunities, including obtaining a full liquor license, offering specialty beer, wine & spirits, adding a take-out window, or adding customer seating windows overlooking the South River.

Key Highlights

• Baker's Country Store is offered for sale as a complete operation with the building, established business, inventory, and equipment included.
• Vintage‑style country store on Route 116 in Conway with high traffic and easy access.
• Year built: 1930; includes fully equipped kitchen, coolers, 1/2 bath, and a customer seating 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

$29,456

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

6.77%

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%

$589,120 $589.1K

Cap Rate 7%

$420,800 $420.8K

Cap Rate 9%

$327,289 $327.3K

Market Conditions

NOI Build-Up for 1,992 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

$43.0K $21.60/SF

− Vacancy

−$947 −$0.48/SF

EGI

$42.1K $21.12/SF

− OpEx

−$12.6K −$6.34/SF

NOI

$29.5K $14.79/SF

Area

Franklin County, MA

Vacancy

2.20%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

30.00%

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%

$589,120

Cap Rate 7%

$420,800

Cap Rate 9%

$327,289

Alternative Uses

Best Use

Specialty Retail

$674.7K

$590.4K – $787.2K (±1% cap)

NOI $47,231 @ 7.0% cap · market cap 10.86%

Second Best

Retail

$420.8K

$368.2K – $490.9K (±1% cap)

NOI $29,456 @ 7.0% cap · market cap 6.77%

Theoretical Best

Healthcare Medical

$826.0K

$722.8K – $963.7K (±1% cap)

NOI $57,822 @ 7.0% cap · market cap 13.29%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Bakers Country Store Grocery & Convenience Store

Suggested Use

Top Pick Auto Repair Shop Plumbing Service Big Box & Wholesale Store (Bike/Boat/Book/etc) Store Kitchen & Bath Showroom Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

52

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 01341, MA

1,539

Population

760

Households

2

Avg Household Size

53

Median Age

59%

College-Educated

98%

High-School Grad

33.6 sq mi

ZIP Area

46

Density / Sq Mi

$93,250

Median Household Income

$48,152

Median Earnings

$1,696

Median Rent

$376,500

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - For sale as a complete operation with building, established business, inventory, and equipment, plus gasoline and diesel pumps.

Where is this grocery and convenience store located?

The property is located at 101 River Street Conway, MA.

What is the asking price?

The asking price for this property is $435,000.

What are key features of this property?

This property features: Baker's Country Store is offered for sale as a complete operation with the building, established business, inventory, and equipment included.; Vintage‑style country store on Route 116 in Conway with high traffic and easy access.; Year built: 1930; includes fully equipped kitchen, coolers, 1/2 bath, and a customer seating area.