Restaurant and Home
For Sale
$849,900
170 Franklin Street Bristol, Bristol, RI 02809
Restaurant with loyal following and adjacent single family home.
Property Size2,081 SF
Price / SF$408.41
Days on Market106
Property Features for 170 Franklin Street Bristol
General Information
Standard status
Active
Size
2,081 SF
Zoning
GB
Taxes and HOA fees
Annual Taxes
$3,607
Building Details
Building Size
2,081 SF
Year Built
1950
Buildings
1
Stories
1
Listing Agency:
(508) 501-1443
Listed By:
Leanne McCormick
(508) 501-1443
Source:
Milestonerealtyinc
Added: May 15
Changed: Aug 28
Last Checked: Aug 28 at 8:03AM
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 Leanne McCormick
Investment Insights
Based on property information with market context.
This offering presents a rare opportunity to acquire both a single-family home and a well-established restaurant. The Casual Inn, a neighborhood restaurant, is available for sale along with a 1440 square foot, 3-bedroom, 2-bathroom home located directly behind it. Both properties must be conveyed together as part of the sale. The Casual Inn has been in operation since 1969, serving the Bristol, RI community and attracting diners from beyond. The restaurant features a seating capacity of over 90. Included in the purchase are a 15-foot hood, a ten-burner range with a double oven, two fryers, a two-burner griddle, a three-tray steam warming table, an above-ground grease trap, two commercial freezers, three fridge/freezers, two chest freezers, an ice machine, two low-boy coolers at the bar, liquor inventory, furniture, tableware, and dry stock. The building is equipped with a modern fire alarm system with pull stations, and offers second and third egress points. The roof is 2 years old and the skylights are watertight. The men's and women's bathrooms are well-maintained. An operational sound system is in place. The property size is 2081 square feet.
Key Highlights
- Fully operational restaurant (The Casual Inn) established since 1969 with a loyal customer base.
- Sale includes both the restaurant and a separate 3‑bedroom, 2‑bathroom single‑family home.
- Restaurant is fully equipped with a 15' hood, extensive cooking equipment, refrigeration, ice machine, and bar coolers.
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
$36,935
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
4.35%
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%
$738,700
$738.7K
Cap Rate 7%
$527,643
$527.6K
Cap Rate 9%
$410,389
$410.4K
Market Conditions
NOI Build-Up for 2,081 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
$51.2K $24.60/SF
− Vacancy
−$1.9K −$0.93/SF
EGI
$49.2K $23.67/SF
− OpEx
−$12.3K −$5.92/SF
NOI
$36.9K $17.75/SF
Area
Bristol County, RI
Vacancy
3.80%
Lease Rate
$24.60 /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%
$738,700
Cap Rate 7%
$527,643
Cap Rate 9%
$410,389
Alternative Uses
Best Use
Specialty Retail
$527.6K
$461.7K – $615.6K
NOI $36,935 @ 7.0% cap · market cap 4.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$696.2K
$609.2K – $812.3K
NOI $48,735 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
784
Businesses Nearby
3k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
SUBWAY
Dining
2,786 visits/mo
0.5 miles
Demographics for 02809, RI
22,493
Population
9,670
Households
2.3
Avg Household Size
44
Median Age
46%
College-Educated
92%
High-School Grad
9.8 sq mi
ZIP Area
2,295
Density / Sq Mi
$96,005
Median Household Income
$41,266
Median Earnings
$1,352
Median Rent
$447,500
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 loyal following and adjacent single family home.
Where is this conventional restaurant located?
The property is located at 170 Franklin Street Bristol Bristol, RI.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: Fully operational restaurant (The Casual Inn) established since 1969 with a loyal customer base.; Sale includes both the restaurant and a separate 3‑bedroom, 2‑bathroom single‑family home.; Restaurant is fully equipped with a 15' hood, extensive cooking equipment, refrigeration, ice machine, and bar coolers.
