Coffee Roasting Facility
For Sale
$150,000
388 Church St, Wood River Junction, RI 02832
Established coffee roasting hub offering wholesale roasted bean and ground coffee, with easy showings available.
Property Size1,671 SF
Price / SF$89.77
Days on Market95
Property Features for 388 Church St
General Information
Standard status
Active
Size
1,671 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$2,215
Listing Agency:
Residential Properties Ltd.
(401) 783-2474
Listed By:
Patrick Murray · License #REB.0016731
(401) 965-4520
Source:
Exprealty
Added: Jun 7
Changed: Aug 20
Last Checked: Sep 8 at 7:34AM
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 Residential Properties Ltd.
Investment Insights
Based on property information with market context.
This business is the official home and roasting hub for Rhody Roasters Coffee at 388 Church Street in Wood River Junction. The operation has been supplying wholesale roasted bean or ground coffee for well over a decade, supporting independent coffee spots.
Public remarks indicate the business has provided product to independent locations including Fuel Coffee Bar in Narragansett. An “easy show” process is noted for prospective buyers.
The listing is presented as a for-sale business offering, with the property positioned around roasting and wholesale distribution of fresh, small-batch coffee.
Public remarks indicate the business has provided product to independent locations including Fuel Coffee Bar in Narragansett. An “easy show” process is noted for prospective buyers.
The listing is presented as a for-sale business offering, with the property positioned around roasting and wholesale distribution of fresh, small-batch coffee.
Key Highlights
- Business for sale at 388 Church Street in Wood River Junction
- Official home and roasting hub for Rhody Roasters Coffee
- Established coffee roasting operation supplying wholesale roasted bean or ground coffee
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
$7,819
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
5.21%
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%
$156,380
$156.4K
Cap Rate 7%
$111,700
$111.7K
Cap Rate 9%
$86,878
$86.9K
Market Conditions
NOI Build-Up for 1,671 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
$11.7K $7.00/SF
− Vacancy
−$526 −$0.32/SF
EGI
$11.2K $6.69/SF
− OpEx
−$3.4K −$2.01/SF
NOI
$7.8K $4.68/SF
Area
Washington County, RI
Vacancy
4.50%
Lease Rate
$7.00 /SF/Yr
Expense Ratio
30.00%
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%
$156,380
Cap Rate 7%
$111,700
Cap Rate 9%
$86,878
Alternative Uses
Best Use
Specialty Retail
$308.7K
$270.1K – $360.2K
NOI $21,611 @ 7.0% cap · market cap 14.41%
Second Best
Industrial
$111.7K
$97.7K – $130.3K
NOI $7,819 @ 7.0% cap · market cap 5.21%
Theoretical Best
Healthcare Medical
$333.9K
$292.1K – $389.5K
NOI $23,371 @ 7.0% cap · market cap 15.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 02832, RI
4,887
Population
2,170
Households
2.3
Avg Household Size
47
Median Age
36%
College-Educated
91%
High-School Grad
24.8 sq mi
ZIP Area
197
Density / Sq Mi
$101,225
Median Household Income
$46,394
Median Earnings
$1,114
Median Rent
$391,100
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?
Commercial kitchen - Established coffee roasting hub offering wholesale roasted bean and ground coffee, with easy showings available.
Where is this commercial kitchen located?
The property is located at 388 Church St Wood River Junction, RI.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Business for sale at 388 Church Street in Wood River Junction; Official home and roasting hub for Rhody Roasters Coffee; Established coffee roasting operation supplying wholesale roasted bean or ground coffee
