Turn-Key Restaurant Near
For Sale
$2,200,000
2099 Post, Warwick, RI 02886
Restaurant property with 300-person capacity and 85 parking spaces.
Property Size9,093 SF
Price / SF$241.94
Days on Market160
Property Features for 2099 Post
General Information
Standard status
Active
Size
9,093 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$46,908
Amenities
Central air
Central Air Cooling
Forced Air Heating
Building Details
Year Built
1970
Listing Agency:
COMPASS
(401) 274-1644
Listed By:
THE BLACKSTONE TEAM · License #no data
Source:
Corcoran
Added: Mar 2
Changed: Aug 8
Last Checked: Aug 8 at 2:38PM
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 COMPASS
Investment Insights
Based on property information with market context.
This turn-key restaurant property, located at 2099 Post Rd in Warwick, offers an opportunity for immediate operation. The venue has a capacity of 300 people and includes 85 dedicated parking spaces, with overflow parking available. The sale encompasses the existing business and all equipment, facilitating a quick transition for the new owner. The property's location is near the airport. This property is suitable for hosting events, establishing a franchise, or creating a local dining establishment.
Key Highlights
- Turn‑key restaurant property including the existing business and all equipment.
- High‑capacity venue: Accommodates up to 300 people.
- Excellent location: Close proximity to the airport.
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
$159,418
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
7.25%
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%
$3,188,360
$3.2M
Cap Rate 7%
$2,277,400
$2.3M
Cap Rate 9%
$1,771,311
$1.8M
Market Conditions
NOI Build-Up for 9,093 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
$218.2K $24.00/SF
− Vacancy
−$5.7K −$0.62/SF
EGI
$212.6K $23.38/SF
− OpEx
−$53.1K −$5.84/SF
NOI
$159.4K $17.53/SF
Area
Kent County, RI
Vacancy
2.60%
Lease Rate
$24.00 /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%
$3,188,360
Cap Rate 7%
$2,277,400
Cap Rate 9%
$1,771,311
Alternative Uses
Best Use
Specialty Retail
$2.28M
$1.99M – $2.66M
NOI $159,418 @ 7.0% cap · market cap 7.25%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
787
Businesses Nearby
94k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 39%
Dining 31%
Hotels & Casinos 28%
Home Improvements & Furnishings 2%
Wendy's
Dining
18,711 visits/mo
0.3 miles
Sunoco
Shops & Services
15,542 visits/mo
0.2 miles
Shell
Shops & Services
11,482 visits/mo
0.2 miles
Hampton Inn & Suites Providence/Warwick-Airport
Hotels & Casinos
6,403 visits/mo
0.1 miles
Fairfield Inn & Suites by Marriott Providence Airport Warwick
Hotels & Casinos
6,291 visits/mo
0.4 miles
Demographics for 02886, RI
29,373
Population
13,669
Households
2.1
Avg Household Size
47
Median Age
37%
College-Educated
93%
High-School Grad
15.8 sq mi
ZIP Area
1,859
Density / Sq Mi
$91,037
Median Household Income
$52,851
Median Earnings
$1,300
Median Rent
$334,400
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
- Eurest Dining Services — 475 Kilvert St #150, Warwick, RI 02886
- Chelo's Banquets and Catering — 2209 Post Rd, Warwick, RI 02886
Frequently Asked Questions
What type of property is this?
Restaurant - Restaurant property with 300-person capacity and 85 parking spaces.
Where is this restaurant located?
The property is located at 2099 Post Warwick, RI.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Turn‑key restaurant property including the existing business and all equipment.; High‑capacity venue: Accommodates up to 300 people.; Excellent location: Close proximity to the airport.
