Restaurant Property With Staff
New
For Sale
$2,950,000
1019 US-6, Wellfleet, MA 02667
Commercial Sale, Wellfleet, MA
Property Size5,812 SF
Lot Size1.52 Acres
Price / SF$507.57
Days on Market2
Property Features for 1019 US-6
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C
Parking
80
Basement
Partial
Appliances
Water Heater
Lot features
Cleared, Level
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
East on Route 6 Towards Provincetown. Left at Van Rensselaer's Restaurant.
Subdivision
Wellfleet
Standard status
Active
APN
36-185
Size
5,812 SF
Lot size
1.52 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5756
Utilities
Heating system
Natural Gas, Forced Air, Propane (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1943
Floors in Building
1
Flooring type
Hardwood, Carpet
Building materials
Clapboard, Shingle Siding
Roof type
Asphalt
Listing Agency:
Berkshire Hathaway HomeServices Robert Paul Properties
(508) 945-5553
Listed By:
Guthrie Schofield Group
(774) 487-8554
Added: Sep 15
Last Checked: Sep 16 at 12:06AM
MLS# 22604643
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 5,812-square-foot restaurant property occupies 1.52 acres and includes more than 150 licensed seats, indoor dining, a raw bar, and three outdoor areas. The operation also includes full liquor, entertainment, and catering licenses, along with a commercial kitchen. A separately deeded seven-room staff housing unit is part of the offering. Physical improvements include private septic and well systems, a whole-building backup generator, central air, hardwood and carpet flooring, and a 1943 construction date.
The property is located at 1019 US-6 in Wellfleet, directly across from Marconi Beach and the National Seashore. On-site parking accommodates 70-80 vehicles. Additional building features include clapboard and shingle siding, an asphalt roof, and heating systems using natural gas, forced air, and propane.
The property is located at 1019 US-6 in Wellfleet, directly across from Marconi Beach and the National Seashore. On-site parking accommodates 70-80 vehicles. Additional building features include clapboard and shingle siding, an asphalt roof, and heating systems using natural gas, forced air, and propane.
Key Highlights
- 1.52‑acre restaurant property at 1019 US‑6, directly opposite Marconi Beach and the National Seashore
- 5,812‑square‑foot building with 150+ licensed seats, indoor dining, a raw bar, and three outdoor areas
- Full liquor, entertainment, and catering licenses included
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
$89,635
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
3.04%
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%
$1,792,700
$1.8M
Cap Rate 7%
$1,280,500
$1.3M
Cap Rate 9%
$995,944
$995.9K
Market Conditions
NOI Build-Up for 5,812 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
$125.5K $21.60/SF
− Vacancy
−$6.0K −$1.04/SF
EGI
$119.5K $20.56/SF
− OpEx
−$29.9K −$5.14/SF
NOI
$89.6K $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%
$1,792,700
Cap Rate 7%
$1,280,500
Cap Rate 9%
$995,944
Alternative Uses
Best Use
Specialty Retail
$1.28M
$1.12M – $1.49M
NOI $89,635 @ 7.0% cap · market cap 3.04%
Second Best
Industrial
$1.20M
$1.05M – $1.40M
NOI $83,923 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$2.37M
$2.07M – $2.76M
NOI $165,790 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02667, MA
3,309
Population
4,139
Households
0.8
Avg Household Size
60
Median Age
56%
College-Educated
99%
High-School Grad
16.9 sq mi
ZIP Area
196
Density / Sq Mi
$115,469
Median Household Income
$48,186
Median Earnings
$1,200
Median Rent
$760,000
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established dining property with licensed seating, outdoor service areas, and a separately deeded staff residence.
Where is this conventional restaurant located?
The property is located at 1019 US-6 Wellfleet, MA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 1.52‑acre restaurant property at 1019 US‑6, directly opposite Marconi Beach and the National Seashore; 5,812‑square‑foot building with 150+ licensed seats, indoor dining, a raw bar, and three outdoor areas; Full liquor, entertainment, and catering licenses included
