Mixed-Use Café and Bar
New
For Sale
$1,200,000
483-491 Brayton Ave., Fall River, MA 02721
Street-level hospitality space pairs with two renovated apartments, supporting both commercial operations and residential use.
Property Size5,232 SF
Days on Market4
Property Features for 483-491 Brayton Ave.
General Information
Standard status
Active
Size
5,232 SF
Total Parking Spaces
10
Property subtype
Commercial
Restaurant
Seating Capacity
90
Equipment Included
Yes
Liquor License
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$9,920
Amenities
pool tables
detached garage
Building Details
Building Size
5,232 SF
Year Built
1922
Construction
stucco
Listing Agency:
Paiva Real Estate Services, LLC
(508) 443-3443
Listed By:
Christopher J. Paiva · License #9532605
Source:
Classifiedrealtygroup
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 20 at 4:41AM
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 Paiva Real Estate Services, LLC
Investment Insights
Based on property information with market context.
Built in 1922, this mixed-use property combines a café/bar business with two residential apartments on the second floor. The commercial operation seats 90 guests and includes a full liquor license, pool tables, a commercial kitchen, and a walk-in cooler. Lottery sales provide an additional business component, while the business, real estate, license, and equipment are included in the sale.
Each apartment offers 2 bedrooms and 1 full bath. Exterior features include a stucco finish, a detached 2-car garage, a paved parking area for approximately 10 vehicles, and lawn space. The property has undergone extensive renovation within the past 11 years and is positioned on a corner lot at 483-491 Brayton Ave. in Fall River, Massachusetts.
Each apartment offers 2 bedrooms and 1 full bath. Exterior features include a stucco finish, a detached 2-car garage, a paved parking area for approximately 10 vehicles, and lawn space. The property has undergone extensive renovation within the past 11 years and is positioned on a corner lot at 483-491 Brayton Ave. in Fall River, Massachusetts.
Key Highlights
- Café/bar seats 90 guests and includes a full liquor license
- Commercial kitchen with walk‑in cooler and pool tables
- Two second‑floor apartments, each with 2 bedrooms and 1 full bath
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
$93,501
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
7.79%
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%
$1,870,020
$1.9M
Cap Rate 7%
$1,335,729
$1.3M
Cap Rate 9%
$1,038,900
$1.0M
Market Conditions
NOI Build-Up for 5,232 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
$144.4K $27.60/SF
− Vacancy
−$10.8K −$2.07/SF
EGI
$133.6K $25.53/SF
− OpEx
−$40.1K −$7.66/SF
NOI
$93.5K $17.87/SF
Area
Bristol County, MA
Vacancy
7.50%
Lease Rate
$27.60 /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%
$1,870,020
Cap Rate 7%
$1,335,729
Cap Rate 9%
$1,038,900
Alternative Uses
Best Use
Multifamily LT 5
$1.34M
$1.17M – $1.56M
NOI $93,501 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$1.24M
$1.09M – $1.45M
NOI $86,894 @ 7.0% cap · market cap 7.24%
Theoretical Best
Office A
$3.19M
$2.79M – $3.72M
NOI $223,034 @ 7.0% cap · market cap 18.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Explore this area
Business Placement
Demographics for 02721, MA
28,075
Population
12,358
Households
2.3
Avg Household Size
38
Median Age
15%
College-Educated
73%
High-School Grad
4.0 sq mi
ZIP Area
7,019
Density / Sq Mi
$50,666
Median Household Income
$40,315
Median Earnings
$1,010
Median Rent
$362,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level hospitality space pairs with two renovated apartments, supporting both commercial operations and residential use.
Where is this mixed-use property located?
The property is located at 483-491 Brayton Ave. Fall River, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Café/bar seats 90 guests and includes a full liquor license; Commercial kitchen with walk‑in cooler and pool tables; Two second‑floor apartments, each with 2 bedrooms and 1 full bath
