Turn-Key Bar and
For Sale
$700,000
287 N Elm St, Westfield, MA 01085
Turn-key bar and restaurant package with full kitchen, draft beer system, and large outdoor deck.
Property Size2,181 SF
Price / SF$320.95
Days on Market136
Property Features for 287 N Elm St
General Information
Standard status
Active
Size
2,181 SF
Property subtype
Commercial
Zoning
BA
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$6,986
Building Details
Building Size
2,181 SF
Year Built
1960
Listing Agency:
Herion Karbunara
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 22
Changed: Sep 4
Last Checked: Sep 4 at 2:30AM
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 Herion Karbunara
Investment Insights
Based on property information with market context.
Turn-key business and real estate package known as The Whip, offered with both property and operating assets. The property includes a full-service commercial kitchen with a pizza oven, walk-in food cooler, walk-in beer cooler, and walk-in freezer. Service and beverage features include a 12-line draft tap system, pool tables, and an on-site ATM.
The property has prominent frontage on US Rt. 202, located about 2 minutes from I-90. It is minutes from Westfield State University and is surrounded by various manufacturers.
Exterior amenities include a large outdoor deck equipped with heaters, televisions, and a projector. The operation has been continuously in service since 2000 and is presented with an established name and loyal customer base.
The property has prominent frontage on US Rt. 202, located about 2 minutes from I-90. It is minutes from Westfield State University and is surrounded by various manufacturers.
Exterior amenities include a large outdoor deck equipped with heaters, televisions, and a projector. The operation has been continuously in service since 2000 and is presented with an established name and loyal customer base.
Key Highlights
- Bar and restaurant has operated continuously since 2000 and is offered as a turn‑key business and real estate package
- Prominent frontage on US Rt. 202, about 2 minutes from I‑90
- Full‑service commercial kitchen with pizza oven plus walk‑in food cooler, walk‑in beer cooler, and walk‑in freezer
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
$28,207
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
4.03%
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%
$564,140
$564.1K
Cap Rate 7%
$402,957
$403.0K
Cap Rate 9%
$313,411
$313.4K
Market Conditions
NOI Build-Up for 2,181 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
$39.3K $18.00/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$37.6K $17.24/SF
− OpEx
−$9.4K −$4.31/SF
NOI
$28.2K $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%
$564,140
Cap Rate 7%
$402,957
Cap Rate 9%
$313,411
Alternative Uses
Best Use
Specialty Retail
$403.0K
$352.6K – $470.1K
NOI $28,207 @ 7.0% cap · market cap 4.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.18M – $1.57M
NOI $94,094 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
429
Businesses Nearby
112k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 81%
Shops & Services 18%
Hotels & Casinos 1%
McDonald's
Dining
24,027 visits/mo
0.2 miles
Wendy's
Dining
20,375 visits/mo
0.4 miles
Starbucks
Dining
19,175 visits/mo
0.4 miles
Dunkin' Donuts
Dining
18,551 visits/mo
0.4 miles
Shell
Shops & Services
13,210 visits/mo
0.1 miles
Demographics for 01085, MA
41,529
Population
17,054
Households
2.4
Avg Household Size
41
Median Age
33%
College-Educated
92%
High-School Grad
59.7 sq mi
ZIP Area
696
Density / Sq Mi
$83,821
Median Household Income
$44,737
Median Earnings
$1,064
Median Rent
$296,300
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
- The PAHK — 285 elm st, westfield, ma 01085
- Gabes 252 — 252 Elm St, Westfield, MA 01085
- The Whip — 287 N Elm St, Westfield, MA 01085
Frequently Asked Questions
What type of property is this?
Bar & Pub - Turn-key bar and restaurant package with full kitchen, draft beer system, and large outdoor deck.
Where is this bar & pub located?
The property is located at 287 N Elm St Westfield, MA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Bar and restaurant has operated continuously since 2000 and is offered as a turn‑key business and real estate package; Prominent frontage on US Rt. 202, about 2 minutes from I‑90; Full‑service commercial kitchen with pizza oven plus walk‑in food cooler, walk‑in beer cooler, and walk‑in freezer
