For-Sale Restaurant
For Sale
$720,000
15 Point Road, Portsmouth, RI 02871
Restaurant property offered for sale at 15 Point Road in Portsmouth, RI.
Property Size2,500 SF
Price / SF$288
Days on Market75
Property Features for 15 Point Road
General Information
Standard status
Active
Size
2,500 SF
Total Parking Spaces
15
Zoning
C
Taxes and HOA fees
Annual Taxes
$5,559
Amenities
PublicRestrooms
Pool, Sidewalks
Central Air
Forced Air
Full
Water
Building Details
Building Size
2,500 SF
Year Built
1940
Buildings
1
Stories
2
Listing Agency:
Gustave White Sotheby's International Realty
(401) 862-0164
Listed By:
Mike Sweeney
(401) 862-0164
Source:
Evrealestate
Added: Jun 9
Changed: Aug 21
Last Checked: Aug 22 at 4:52AM
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 Gustave White Sotheby's International Realty
Investment Insights
Based on property information with market context.
This for-sale restaurant property is offered as a commercial real estate asset configured for conventional restaurant use. The property size is listed at 2,500 square feet.
The address is 15 Point Road, Portsmouth, Rhode Island 02871, located within Newport County. The listing is presented for sale.
For a buyer or operator seeking a dedicated restaurant asset, this offering provides a straightforward option to acquire a restaurant property at a defined site and footprint. With the transaction structured as a sale and the property identified specifically for restaurant use, it can be a practical fit for parties looking to secure a restaurant-ready location rather than start from a non-restaurant shell. Interested buyers should review the full listing details and conduct due diligence to confirm the existing improvements, condition, and any additional site or operational considerations prior to moving forward.
The address is 15 Point Road, Portsmouth, Rhode Island 02871, located within Newport County. The listing is presented for sale.
For a buyer or operator seeking a dedicated restaurant asset, this offering provides a straightforward option to acquire a restaurant property at a defined site and footprint. With the transaction structured as a sale and the property identified specifically for restaurant use, it can be a practical fit for parties looking to secure a restaurant-ready location rather than start from a non-restaurant shell. Interested buyers should review the full listing details and conduct due diligence to confirm the existing improvements, condition, and any additional site or operational considerations prior to moving forward.
Key Highlights
- Restaurant property offered for sale at 15 Point Road in Portsmouth, RI
- Central Air cooling
- Forced Air heating
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
$36,288
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
5.04%
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%
$725,760
$725.8K
Cap Rate 7%
$518,400
$518.4K
Cap Rate 9%
$403,200
$403.2K
Market Conditions
NOI Build-Up for 2,500 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
$54.0K $21.60/SF
− Vacancy
−$5.6K −$2.25/SF
EGI
$48.4K $19.35/SF
− OpEx
−$12.1K −$4.84/SF
NOI
$36.3K $14.52/SF
Area
Newport County, RI
Vacancy
10.40%
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%
$725,760
Cap Rate 7%
$518,400
Cap Rate 9%
$403,200
Alternative Uses
Best Use
Specialty Retail
$518.4K
$453.6K – $604.8K
NOI $36,288 @ 7.0% cap · market cap 5.04%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$596.5K
$521.9K – $695.9K
NOI $41,755 @ 7.0% cap · market cap 5.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
157
Businesses Nearby
5k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Cumberland Farms
Shops & Services
4,910 visits/mo
0.4 miles
Demographics for 02871, RI
17,640
Population
8,044
Households
2.2
Avg Household Size
47
Median Age
60%
College-Educated
96%
High-School Grad
17.1 sq mi
ZIP Area
1,032
Density / Sq Mi
$119,135
Median Household Income
$56,615
Median Earnings
$1,577
Median Rent
$539,700
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 property offered for sale at 15 Point Road in Portsmouth, RI.
Where is this conventional restaurant located?
The property is located at 15 Point Road Portsmouth, RI.
What is the asking price?
The asking price for this property is $720,000.
What are key features of this property?
This property features: Restaurant property offered for sale at 15 Point Road in Portsmouth, RI; Central Air cooling; Forced Air heating
