Restaurant Property with Outdoor
For Sale
$1,450,000
406 Route 6A, East Sandwich, MA 02537
Interior dining connects to an outdoor patio designed for seasonal service.
Property Size3,250 SF
Lot Size1.50 Acres
Price / SF$446.15
Days on Market278
Property Features for 406 Route 6A
General Information
Standard status
Active
Size
3,250 SF
Lot size
1.50 Acres
Property subtype
Restaurant
Restaurant
Patio
Yes
Equipment Included
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$9,500
Building Details
Building Size
3,250 SF
Year Built
1945
Listing Agency:
Premier Commercial
Listed By:
Mike Valentine · License #9586142
(508) 958-6927
Source:
Paulgrover
Added: Dec 1, 2025
Changed: Sep 4
Last Checked: Sep 2 at 12:57AM
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 Premier Commercial
Investment Insights
Based on property information with market context.
This restaurant property includes 3,250 square feet on a 1.5-acre parcel along Route 6A in East Sandwich. The sale includes the real estate, goodwill, furniture, fixtures, and equipment. Interior character comes from handcrafted woodwork, including a custom-built bar that serves as a central feature of the space.
The dining room accommodates 42 guests and opens onto an outdoor patio with seating for 30. The site also provides ample parking, supporting both year-round service and seasonal business operations. The property has been operated by the current owners for a decade and may continue as a restaurant or accommodate a new culinary concept.
The dining room accommodates 42 guests and opens onto an outdoor patio with seating for 30. The site also provides ample parking, supporting both year-round service and seasonal business operations. The property has been operated by the current owners for a decade and may continue as a restaurant or accommodate a new culinary concept.
Key Highlights
- 3,250‑square‑foot restaurant on 1.5 acres
- Located at 406 Route 6A in East Sandwich
- Dining room seats 42 guests
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
$50,123
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
3.46%
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%
$1,002,460
$1.0M
Cap Rate 7%
$716,043
$716.0K
Cap Rate 9%
$556,922
$556.9K
Market Conditions
NOI Build-Up for 3,250 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
$70.2K $21.60/SF
− Vacancy
−$3.4K −$1.04/SF
EGI
$66.8K $20.56/SF
− OpEx
−$16.7K −$5.14/SF
NOI
$50.1K $15.42/SF
Area
Barnstable County, MA
Vacancy
4.80%
Lease Rate
$21.60 /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%
$1,002,460
Cap Rate 7%
$716,043
Cap Rate 9%
$556,922
Alternative Uses
Best Use
Specialty Retail
$716.0K
$626.5K – $835.4K
NOI $50,123 @ 7.0% cap · market cap 3.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.32M
$1.16M – $1.55M
NOI $92,708 @ 7.0% cap · market cap 6.39%
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
44
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 02537, MA
6,178
Population
3,280
Households
1.9
Avg Household Size
50
Median Age
52%
College-Educated
99%
High-School Grad
13.7 sq mi
ZIP Area
451
Density / Sq Mi
$131,150
Median Household Income
$57,167
Median Earnings
$1,328
Median Rent
$617,600
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 - Interior dining connects to an outdoor patio designed for seasonal service.
Where is this conventional restaurant located?
The property is located at 406 Route 6A East Sandwich, MA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 3,250‑square‑foot restaurant on 1.5 acres; Located at 406 Route 6A in East Sandwich; Dining room seats 42 guests
