Restaurant and Bar
New
For Sale
$495,000
2523 Boston Rd, Wilbraham, MA 01095
Sale includes the restaurant business, underlying real estate, and inventory.
Property Size1,646 SF
Days on Market2
Property Features for 2523 Boston Rd
General Information
Standard status
Active
Size
1,646 SF
Property subtype
Retail
Additional Details
Business Included
Yes
Road Access
Yes
Building Details
Building Size
1,646 SF
Year Built
1957
Listing Agency:
R.J. Greeley Company, Inc.
(413) 478-1005
Listed By:
Brendan Greeley
(413) 478-1005
Source:
Rjgco
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 9:31AM
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 R.J. Greeley Company, Inc.
Investment Insights
Based on property information with market context.
This offering includes an established restaurant and bar operation together with the underlying real estate and inventory. The property was built in 1957 and is located along Boston Road, identified as U.S. Route 20.
The site is positioned minutes from the Massachusetts Turnpike, or I-90, providing access to a major regional transportation route. The sale combines the physical property with the business, creating a single offering for the restaurant and bar operation.
The site is positioned minutes from the Massachusetts Turnpike, or I-90, providing access to a major regional transportation route. The sale combines the physical property with the business, creating a single offering for the restaurant and bar operation.
Key Highlights
- Restaurant business and underlying real estate offered together
- Inventory included in the sale
- Located on Boston Road, U.S. Route 20
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
$21,288
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
4.30%
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%
$425,760
$425.8K
Cap Rate 7%
$304,114
$304.1K
Cap Rate 9%
$236,533
$236.5K
Market Conditions
NOI Build-Up for 1,646 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
$29.6K $18.00/SF
− Vacancy
−$1.2K −$0.76/SF
EGI
$28.4K $17.24/SF
− OpEx
−$7.1K −$4.31/SF
NOI
$21.3K $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%
$425,760
Cap Rate 7%
$304,114
Cap Rate 9%
$236,533
Alternative Uses
Best Use
Specialty Retail
$304.1K
$266.1K – $354.8K
NOI $21,288 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$887.7K – $1.18M
NOI $71,012 @ 7.0% cap · market cap 14.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
14k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Cumberland Farms
Shops & Services
13,663 visits/mo
0.1 miles
Extra Space Storage
Shops & Services
503 visits/mo
0.1 miles
Demographics for 01095, MA
14,694
Population
5,678
Households
2.6
Avg Household Size
47
Median Age
53%
College-Educated
98%
High-School Grad
22.5 sq mi
ZIP Area
653
Density / Sq Mi
$124,682
Median Household Income
$67,070
Median Earnings
$972
Median Rent
$383,200
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 - Sale includes the restaurant business, underlying real estate, and inventory.
Where is this conventional restaurant located?
The property is located at 2523 Boston Rd Wilbraham, MA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Restaurant business and underlying real estate offered together; Inventory included in the sale; Located on Boston Road, U.S. Route 20
