Freestanding Restaurant Investment
For Sale
$3,999,000
44 Broadway, Saugus, MA 01906
Single-tenant freestanding restaurant on a heavily traveled Route 1 corridor with a large parking lot.
Property Size9,528 SF
Price / SF$419.71
Days on Market85
Property Features for 44 Broadway
General Information
Standard status
Active
Size
9,528 SF
Property subtype
Commercial
Site & Location
Traffic Count
110,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1965
Tenancy
Single
Listing Agency:
V & E Realty
Listed By:
Derek Wong
(617) 236-0711
Source:
Campionre
Added: Jun 13
Changed: Sep 5
Last Checked: Sep 5 at 8:18AM
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 V & E Realty
Investment Insights
Based on property information with market context.
This freestanding commercial building is currently operated as a single-tenant restaurant and described as well-maintained. The property includes a large parking lot designed to support convenient customer parking. The lease is described as a Modified NNN structure with the landlord responsible for building insurance.
The offering is positioned on highly traveled Route 1 in Saugus, with the public remarks estimating approximately 100,000–110,000 vehicles passing the location daily, which contributes to prominent retail exposure.
The seller notes that a successful restaurant has operated at this location for years, and requests that prospective parties not contact employees or management or interfere with business operations.
The offering is positioned on highly traveled Route 1 in Saugus, with the public remarks estimating approximately 100,000–110,000 vehicles passing the location daily, which contributes to prominent retail exposure.
The seller notes that a successful restaurant has operated at this location for years, and requests that prospective parties not contact employees or management or interfere with business operations.
Key Highlights
- Freestanding single‑tenant commercial property built in 1965 on a heavily traveled Route 1 corridor in Saugus
- Modified NNN lease structure with landlord responsible for building insurance
- Large on‑site parking lot provides ample customer parking
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
$176,117
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
4.40%
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%
$3,522,340
$3.5M
Cap Rate 7%
$2,515,957
$2.5M
Cap Rate 9%
$1,956,856
$2.0M
Market Conditions
NOI Build-Up for 9,528 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
$240.1K $25.20/SF
− Vacancy
−$5.3K −$0.55/SF
EGI
$234.8K $24.65/SF
− OpEx
−$58.7K −$6.16/SF
NOI
$176.1K $18.48/SF
Area
Essex County, MA
Vacancy
2.20%
Lease Rate
$25.20 /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%
$3,522,340
Cap Rate 7%
$2,515,957
Cap Rate 9%
$1,956,856
Alternative Uses
Best Use
Specialty Retail
$2.52M
$2.20M – $2.94M
NOI $176,117 @ 7.0% cap · market cap 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.64M
$4.94M – $6.58M
NOI $394,838 @ 7.0% cap · market cap 9.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
110,000 VPD
Traffic count
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
110k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 95%
Shops & Services 3%
Electronics 2%
McDonald's
Dining
33,731 visits/mo
0.3 miles
Dunkin' Donuts
Dining
27,413 visits/mo
0.2 miles
Dunkin' Donuts
Dining
14,366 visits/mo
0.3 miles
Starbucks
Dining
12,679 visits/mo
0.2 miles
IHOP
Dining
11,901 visits/mo
0.4 miles
Demographics for 01906, MA
28,619
Population
11,259
Households
2.5
Avg Household Size
45
Median Age
31%
College-Educated
91%
High-School Grad
11.6 sq mi
ZIP Area
2,467
Density / Sq Mi
$100,819
Median Household Income
$52,189
Median Earnings
$1,982
Median Rent
$589,500
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?
NNN property - Single-tenant freestanding restaurant on a heavily traveled Route 1 corridor with a large parking lot.
Where is this nnn property located?
The property is located at 44 Broadway Saugus, MA.
What is the asking price?
The asking price for this property is $3,999,000.
What are key features of this property?
This property features: Freestanding single‑tenant commercial property built in 1965 on a heavily traveled Route 1 corridor in Saugus; Modified NNN lease structure with landlord responsible for building insurance; Large on‑site parking lot provides ample customer parking
