Waterfront Restaurant with
For Sale
Contact for pricing
Pending
141 Congamond Rd, Southwick, MA 01077
Restaurant with liquor license and marina with 36 boat slips.
Property Size4,747 SF
Days on Market192
Property Features for 141 Congamond Rd
General Information
Standard status
Pending
Size
4,747 SF
Property subtype
Hospitality, Retail
Building Details
Stories
2
Listing Agency:
LUMIN Commercial Real Estate LLC
(413) 218-8576
Listed By:
Stephanie Connors · License #MA 9030118
Source:
Crexi
Added: Feb 17
Changed: Aug 27
Last Checked: Aug 28 at 7:15AM
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 LUMIN Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This waterfront restaurant property offers a unique opportunity with 19,838 square feet, including 4,747 square feet of indoor space. It includes a liquor license and a marina with 36 boat slips, providing an additional income stream. The property features a lounge with a fireplace, indoor and outdoor stages for entertainment, and a deck with its own bar space and ample seating. Patrons can access the restaurant by boat, docking at the marina to dine. This property is located in Southwick, MA.
Key Highlights
- Waterfront restaurant property with liquor license.
- Marina with 36 boat slips for additional income.
- Indoor and outdoor stages for entertainment.
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
$61,393
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
3.84%
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%
$1,227,860
$1.2M
Cap Rate 7%
$877,043
$877.0K
Cap Rate 9%
$682,144
$682.1K
Market Conditions
NOI Build-Up for 4,747 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
$85.4K $18.00/SF
− Vacancy
−$3.6K −$0.76/SF
EGI
$81.9K $17.24/SF
− OpEx
−$20.5K −$4.31/SF
NOI
$61.4K $12.93/SF
Area
Hampden County, MA
Vacancy
4.20%
Lease Rate
$18.00 /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%
$1,227,860
Cap Rate 7%
$877,043
Cap Rate 9%
$682,144
Alternative Uses
Best Use
Specialty Retail
$877.0K
$767.4K – $1.02M
NOI $61,393 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.93M
$2.56M – $3.41M
NOI $204,797 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 01077, MA
9,237
Population
4,159
Households
2.2
Avg Household Size
48
Median Age
36%
College-Educated
96%
High-School Grad
30.9 sq mi
ZIP Area
299
Density / Sq Mi
$108,833
Median Household Income
$56,898
Median Earnings
$1,343
Median Rent
$375,700
Median Home Value
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 - Restaurant with liquor license and marina with 36 boat slips.
Where is this conventional restaurant located?
The property is located at 141 Congamond Rd Southwick, MA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Waterfront restaurant property with liquor license.; Marina with 36 boat slips for additional income.; Indoor and outdoor stages for entertainment.
