Approved Restaurant with Large
For Sale
Contact for pricing
694 Boston Post Rd, Sudbury, MA
140-seat restaurant with patio and ample parking for sale.
Property Size4,152 SF
Lot Size1.41 Acres
Price / SF$397.16
Days on Market558
Property Features for 694 Boston Post Rd
General Information
Standard status
Active
Size
4,152 SF
Lot size
1.41 Acres
Property subtype
RETAIL
Listing Agency:
Centre Realty Group
(617) 212-8104
Listed By:
Tom Slayton
Source:
Moodyscre
Added: Jan 27, 2025
Changed: Jul 6
Last Checked: Aug 8 at 1:59PM
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 Centre Realty Group
Investment Insights
Based on property information with market context.
This property features a fully approved restaurant with 140 seats and a large patio, situated on 1.41 acres of land with 70 parking spaces. The first floor is approved for 4,152 square feet with 13 1/2 foot ceilings, complemented by a 1,200 square foot outdoor patio. The lower level has been approved for 2,183 square feet with 8 foot ceilings. The parcel of land is zoned commercial business (BD-6). A new restaurant septic system with a grease separator and tank has already been installed. Large sign rights are available on RT 20. Seller financing is available (80% of purchase price - 100% of construction).
Key Highlights
- Fully approved 140‑seat restaurant with a large patio.
- Seller financing available (80% of purchase price - 100% of construction).
- 70 parking spaces on 1.41 acres of commercially zoned (BD‑6) land.
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
$77,772
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
4.72%
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%
$1,555,440
$1.6M
Cap Rate 7%
$1,111,029
$1.1M
Cap Rate 9%
$864,133
$864.1K
Market Conditions
NOI Build-Up for 4,152 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
$112.1K $27.00/SF
− Vacancy
−$8.4K −$2.03/SF
EGI
$103.7K $24.98/SF
− OpEx
−$25.9K −$6.24/SF
NOI
$77.8K $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%
$1,555,440
Cap Rate 7%
$1,111,029
Cap Rate 9%
$864,133
Alternative Uses
Best Use
Specialty Retail
$1.11M
$972.2K – $1.30M
NOI $77,772 @ 7.0% cap · market cap 4.72%
Second Best
Retail
$852.5K
$746.0K – $994.6K
NOI $59,676 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $172,058 @ 7.0% cap · market cap 10.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
149
Businesses Nearby
1k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 55%
Home Improvements & Furnishings 45%
Fairfield Inn & Suites by Marriott Boston Sudbury
Hotels & Casinos
770 visits/mo
0.3 miles
Sudbury True Value Rental
Home Improvements & Furnishings
629 visits/mo
0.1 miles
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
- Bob's BBQ & Catering — 21 Bay Dr, Sudbury, MA 01776
Frequently Asked Questions
What type of property is this?
Restaurant - 140-seat restaurant with patio and ample parking for sale.
Where is this restaurant located?
The property is located at 694 Boston Post Rd Sudbury, MA.
What is the asking price?
The asking price for this property is $1,649,000.
What are key features of this property?
This property features: Fully approved 140‑seat restaurant with a large patio.; Seller financing available (80% of purchase price - 100% of construction).; 70 parking spaces on 1.41 acres of commercially zoned (BD‑6) land.
