Listing Agency: KAM Realty k***@kamrealty.com Show Phone

Listed By: Kenneth A Mongeon · License #9506115 Show Phone

Source: Exprealty

Added: May 4 Changed: Aug 22 Last Checked: Aug 22 at 6:12AM

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Investment Insights

Based on property information with market context.

This bar and lounge property at 270 Onset Ave includes the existing building, equipment, inventory, and an adjacent lot on Storer Street. The improvements are sprinklered and configured for an occupancy capacity of 214 people, with parking for 50 cars.

The property has frontage on both Onset Avenue and Storer Street, providing two-street exposure in Onset, Massachusetts. The sale includes the bar-related equipment and inventory along with the adjacent parcel.

Key Highlights

• Bar and lounge property at 270 Onset Ave, Onset, MA
• Adjacent lot on Storer Street included
• Frontage on Onset and Storer streets

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

$70,148

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

8.77%

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%

$1,402,960 $1.4M

Cap Rate 7%

$1,002,114 $1.0M

Cap Rate 9%

$779,422 $779.4K

Market Conditions

NOI Build-Up for 3,795 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

$95.6K $25.20/SF

− Vacancy

−$2.1K −$0.55/SF

EGI

$93.5K $24.65/SF

− OpEx

−$23.4K −$6.16/SF

NOI

$70.1K $18.48/SF

Area

Plymouth County, MA

Vacancy

2.20%

Lease Rate

$25.20 /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%

$1,402,960

Cap Rate 7%

$1,002,114

Cap Rate 9%

$779,422

Alternative Uses

Best Use

Specialty Retail

$1.00M

$876.9K – $1.17M (±1% cap)

NOI $70,148 @ 7.0% cap · market cap 8.77%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.25M

$1.97M – $2.62M (±1% cap)

NOI $157,264 @ 7.0% cap · market cap 19.66%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Bebo's Sports Grill Bar & Pub

Suggested Use

Top Pick Dental Office Big Box & Wholesale Store Electrical Service Grocery & Convenience Store Law Firm Carpet & Flooring Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Yes

Sprinkler system

Location Intelligence

Trade Area within ½ mile

173

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 02571, MA

10,858

Population

6,205

Households

1.7

Avg Household Size

51

Median Age

32%

College-Educated

90%

High-School Grad

18.7 sq mi

ZIP Area

581

Density / Sq Mi

$87,302

Median Household Income

$56,282

Median Earnings

$1,427

Median Rent

$422,500

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this bars & pubs located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Glen Cove Hotel & Restaurant — 167 Onset Ave, Onset, MA 02558
• Stephen's Lounge — 201 Onset Ave, Onset, MA 02558

Frequently Asked Questions

What type of property is this?

Bar & Pub - Existing improvements include equipment, inventory, sprinklers, and parking for 50 vehicles.

Where is this bar & pub located?

The property is located at 270 Onset Ave Onset, MA.

What is the asking price?

The asking price for this property is $800,000.

What are key features of this property?

This property features: Bar and lounge property at 270 Onset Ave, Onset, MA; Adjacent lot on Storer Street included; Frontage on Onset and Storer streets