Sports Bar and Motel
For Sale
$4,999,999
Pending
1186-A Worcester Rd, Framingham, MA 01702
Well-established sports bar and newly refurbished motel for sale.
Property Size21,515 SF
Lot Size0.74 Acres
Days on Market266
Property Features for 1186-A Worcester Rd
General Information
Standard status
Pending
Size
21,515 SF
Lot size
0.74 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$57,941
Building Details
Building Size
21,515 SF
Year Built
1973
Listing Agency:
Keller Williams Boston MetroWest
(508) 561-8007
Listed By:
Nicole Esposito
(508) 561-8007
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 17
Last Checked: Aug 20 at 7:53AM
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 Keller Williams Boston MetroWest
Investment Insights
Based on property information with market context.
This unique property features a well-established sports bar and a newly refurbished motel, situated on Route 9 in East Framingham. The sports bar has seating for 210 patrons and includes a large bar area, lottery, music, recessed lighting, dining space, pool tables, and a dart board area. There is also a designated area for live music and functions. The kitchen is large and equipped with a walk-in freezer and all necessary appliances, which are included in the sale. The attached motel/inn offers 32 rooms, including 7 kings, 6 double queens, and 19 double fulls. The motel also features a lobby area with an ATM and a separate rental office employee area. The property is located in the heart of Framingham, near FSU, the Mass Pike, and 495. There is ample parking available for both the inn and the restaurant. The property has updated detectors with a fire suppression system.
Key Highlights
- Well‑established sports bar with seating for 210, lottery, and entertainment areas.
- Newly refurbished motel/inn with 32 rooms.
- Prime location on Route 9 in Framingham, near FSU, Mass Pike, and 495.
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
$403,003
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
8.06%
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%
$8,060,060
$8.1M
Cap Rate 7%
$5,757,186
$5.8M
Cap Rate 9%
$4,477,811
$4.5M
Market Conditions
NOI Build-Up for 21,515 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
$580.9K $27.00/SF
− Vacancy
−$43.6K −$2.03/SF
EGI
$537.3K $24.98/SF
− OpEx
−$134.3K −$6.24/SF
NOI
$403.0K $18.73/SF
Area
Middlesex County, MA
Vacancy
7.50%
Lease Rate
$27.00 /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%
$8,060,060
Cap Rate 7%
$5,757,186
Cap Rate 9%
$4,477,811
Alternative Uses
Best Use
Specialty Retail
$5.76M
$5.04M – $6.72M
NOI $403,003 @ 7.0% cap · market cap 8.06%
Second Best
Retail
$4.42M
$3.87M – $5.15M
NOI $309,231 @ 7.0% cap · market cap 6.18%
Theoretical Best
Office A
$12.74M
$11.14M – $14.86M
NOI $891,576 @ 7.0% cap · market cap 17.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
718
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01702, MA
39,515
Population
15,303
Households
2.6
Avg Household Size
35
Median Age
39%
College-Educated
83%
High-School Grad
8.2 sq mi
ZIP Area
4,819
Density / Sq Mi
$78,784
Median Household Income
$41,792
Median Earnings
$1,822
Median Rent
$563,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Village Hall on the Common — 2 Oak St, Framingham, MA 01701
- Framingham Inn — 1186 Worcester Rd, Framingham, MA 01702
Frequently Asked Questions
What type of property is this?
Motel - Well-established sports bar and newly refurbished motel for sale.
Where is this motel located?
The property is located at 1186-A Worcester Rd Framingham, MA.
What is the asking price?
The asking price for this property is $4,999,999.
What are key features of this property?
This property features: Well‑established sports bar with seating for 210, lottery, and entertainment areas.; Newly refurbished motel/inn with 32 rooms.; Prime location on Route 9 in Framingham, near FSU, Mass Pike, and 495.
