Restaurant With Outdoor
For Sale
Contact for pricing
325 Putnam Pike, Smithfield, RI 02917
Full-service dining property with entertainment features, seasonal recreation, and patio seating in Smithfield.
Property Size6,546 SF
Price / SF$351.36
Days on Market131
Property Features for 325 Putnam Pike
General Information
Standard status
Active
Size
6,546 SF
Total Parking Spaces
300
Property subtype
Retail, Special Purpose
Zoning
LI
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Patio
Yes
Amenities
sand volleyball courts
swimming pool
Building Details
Tenancy
Single
Listing Agency:
MG Commercial
(401) 751-3200
Listed By:
Dan Feiner · License #RI
Source:
Crexi
Added: Apr 23
Changed: Aug 30
Last Checked: Aug 30 at 11:16PM
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 MG Commercial
Investment Insights
Based on property information with market context.
This conventional restaurant property combines full-service dining with a broad outdoor entertainment component. The improvements include patio seating, live music accommodations, sand volleyball courts, and a swimming pool, supporting a seasonal operating format centered on food, recreation, and events. The property is identified with LI zoning.
Smithfield provides access to Route 7, Route 146, and I-295, connecting the site with Providence and Massachusetts. Nearby employment and institutional users include Fidelity Investments, Bryant University, Amica Mutual Insurance, and Navigant Credit Union. The surrounding area also includes retail, dining, and hospitality uses, creating a varied commercial setting for the restaurant and its outdoor amenities.
Smithfield provides access to Route 7, Route 146, and I-295, connecting the site with Providence and Massachusetts. Nearby employment and institutional users include Fidelity Investments, Bryant University, Amica Mutual Insurance, and Navigant Credit Union. The surrounding area also includes retail, dining, and hospitality uses, creating a varied commercial setting for the restaurant and its outdoor amenities.
Key Highlights
- Full‑service restaurant with live music and outdoor entertainment features
- Sand volleyball courts, swimming pool, and patio seating
- LI zoning
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
$79,286
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
3.45%
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%
$1,585,720
$1.6M
Cap Rate 7%
$1,132,657
$1.1M
Cap Rate 9%
$880,956
$881.0K
Market Conditions
NOI Build-Up for 6,546 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
$117.8K $18.00/SF
− Vacancy
−$12.1K −$1.85/SF
EGI
$105.7K $16.15/SF
− OpEx
−$26.4K −$4.04/SF
NOI
$79.3K $12.11/SF
Area
Providence County, RI
Vacancy
10.28%
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%
$1,585,720
Cap Rate 7%
$1,132,657
Cap Rate 9%
$880,956
Alternative Uses
Best Use
Specialty Retail
$1.13M
$991.1K – $1.32M
NOI $79,286 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.56M
$1.36M – $1.82M
NOI $108,994 @ 7.0% cap · market cap 4.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
277
Businesses Nearby
62k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 67%
Dining 15%
Apparel 10%
Electronics 5%
Petco
Shops & Services
25,104 visits/mo
0.5 miles
Dunkin' Donuts
Dining
9,237 visits/mo
0.2 miles
Speedway
Shops & Services
7,865 visits/mo
0.2 miles
The Paper Store
Shops & Services
7,542 visits/mo
0.5 miles
Famous Footwear
Apparel
4,455 visits/mo
0.5 miles
Demographics for 02917, RI
14,738
Population
5,119
Households
2.9
Avg Household Size
38
Median Age
38%
College-Educated
92%
High-School Grad
21.4 sq mi
ZIP Area
689
Density / Sq Mi
$106,772
Median Household Income
$44,229
Median Earnings
$988
Median Rent
$416,100
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 - Full-service dining property with entertainment features, seasonal recreation, and patio seating in Smithfield.
Where is this conventional restaurant located?
The property is located at 325 Putnam Pike Smithfield, RI.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Full‑service restaurant with live music and outdoor entertainment features; Sand volleyball courts, swimming pool, and patio seating; LI zoning
