Restaurant with Outdoor
For Sale
$1,450,000
406 Route 6a Sandwich, East Sandwich, MA 02537
Includes real estate and FF&E; dining room seats 42 and opens to a patio for additional seasonal seating.
Property Size3,250 SF
Lot Size1.50 Acres
Price / SF$446.15
Days on Market92
Property Features for 406 Route 6a Sandwich
General Information
Standard status
Active
Size
3,250 SF
Lot size
1.50 Acres
Property subtype
Business Opportunity
Zoning
3260
Additional Details
Business Included
Yes
Building Details
Year Built
2015
Listed By:
Sharon Lucido
(508) 643-8166
Source:
Bournetosellrealestate
Added: Jun 5
Changed: Aug 8
Last Checked: Sep 4 at 2:01AM
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 Sharon Lucido
Investment Insights
Based on property information with market context.
For sale: a well-established restaurant operation with real estate, goodwill, and furniture, fixtures, and equipment included. The property is a 3,250-square-foot restaurant set on 1.5 acres, featuring Cape Cod character and hand-crafted woodworking throughout.
The dining room provides seating for 42 and opens to an outdoor patio with room for 30 more. The bar was built by the owners, who have operated the business for about a decade. The spacious lot is described as offering ample parking to support year-round use or higher-volume seasonal operations.
Shown by appointment only, this sale is positioned for an operator looking to continue the existing legacy or bring a new concept to the site along historic Route 6A in Sandwich.
The dining room provides seating for 42 and opens to an outdoor patio with room for 30 more. The bar was built by the owners, who have operated the business for about a decade. The spacious lot is described as offering ample parking to support year-round use or higher-volume seasonal operations.
Shown by appointment only, this sale is positioned for an operator looking to continue the existing legacy or bring a new concept to the site along historic Route 6A in Sandwich.
Key Highlights
- Restaurant for sale on historic Route 6A in Sandwich, MA, including real estate plus goodwill and FF&E
- 3,250 SF restaurant building on a 1.5‑acre lot with ample parking for year‑round or seasonal traffic
- Dining room seats 42 and opens to an outdoor patio with room for 30 additional seats
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
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
36
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 - Includes real estate and FF&E; dining room seats 42 and opens to a patio for additional seasonal seating.
Where is this conventional restaurant located?
The property is located at 406 Route 6a Sandwich 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: Restaurant for sale on historic Route 6A in Sandwich, MA, including real estate plus goodwill and FF&E; 3,250 SF restaurant building on a 1.5‑acre lot with ample parking for year‑round or seasonal traffic; Dining room seats 42 and opens to an outdoor patio with room for 30 additional seats
