Historic Main Street
New
For Sale
$265,000
5353 E Main St, Dubois, IN 47527
Commercial kitchen, furnishings, and a liquor license support continued food-service operations from this Main Street location.
Property Size3,240 SF
Price / SF$81.79
Days on Market2
Property Features for 5353 E Main St
General Information
Standard status
Active
Size
3,240 SF
Restaurant
Seating Capacity
100
Equipment Included
Yes
Liquor License
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Road Access
Yes
Building Details
Year Built
1989
Buildings
1
Listing Agency:
Carpenter Realty LLC
Listed By:
Keasha Fromme · License #RB21000024
(812) 630-5003
Source:
Spencerchildersgroup
Added: Sep 1
Last Checked: Sep 1 at 9:45PM
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 Carpenter Realty LLC
Investment Insights
Based on property information with market context.
This conventional restaurant property includes 3,240 square feet of building area on more than one-third of an acre. The 1989 building provides seating for approximately 100 guests, 22-foot ceilings, exposed poplar beams native to Dubois County, and an approximately 180-year-old bar with an oversized mirror. The sale includes a commercial kitchen, equipment, furnishings, established recipes, a three-way liquor license, and experienced help for continued operations.
Located at 5353 E Main St in Dubois, Indiana, the property is surrounded by established businesses and sits near local schools. The existing restaurant and bar operation dates to 1966, while the current building was constructed in 1989. Its configuration also supports consideration of other food-service concepts, including bakery, café, deli, dessert, catering, or specialty food uses, as stated in the property information.
Located at 5353 E Main St in Dubois, Indiana, the property is surrounded by established businesses and sits near local schools. The existing restaurant and bar operation dates to 1966, while the current building was constructed in 1989. Its configuration also supports consideration of other food-service concepts, including bakery, café, deli, dessert, catering, or specialty food uses, as stated in the property information.
Key Highlights
- 3,240‑square‑foot restaurant property on more than one‑third of an acre
- Seating for approximately 100 guests with 22‑foot ceilings
- Approximately 180‑year‑old bar with oversized mirror
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
$14,458
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
5.46%
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%
$289,160
$289.2K
Cap Rate 7%
$206,543
$206.5K
Cap Rate 9%
$160,644
$160.6K
Market Conditions
NOI Build-Up for 3,240 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
$22.2K $6.84/SF
− Vacancy
−$1.5K −$0.47/SF
EGI
$20.7K $6.37/SF
− OpEx
−$6.2K −$1.91/SF
NOI
$14.5K $4.46/SF
Area
Dubois County, IN
Vacancy
6.80%
Lease Rate
$6.84 /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%
$289,160
Cap Rate 7%
$206,543
Cap Rate 9%
$160,644
Alternative Uses
Best Use
Specialty Retail
$498.8K
$436.5K – $582.0K
NOI $34,919 @ 7.0% cap · market cap 13.18%
Second Best
Industrial
$206.5K
$180.7K – $241.0K
NOI $14,458 @ 7.0% cap · market cap 5.46%
Theoretical Best
Multifamily LT 5
$23.02M
$20.14M – $26.85M
NOI $1,611,242 @ 7.0% cap · market cap 608.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
674
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 100%
Menys True Value
Home Improvements & Furnishings
674 visits/mo
0.2 miles
Demographics for 47527, IN
1,918
Population
824
Households
2.3
Avg Household Size
42
Median Age
30%
College-Educated
95%
High-School Grad
55.4 sq mi
ZIP Area
35
Density / Sq Mi
$88,571
Median Household Income
$51,983
Median Earnings
$785
Median Rent
$260,700
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercial kitchen, furnishings, and a liquor license support continued food-service operations from this Main Street location.
Where is this conventional restaurant located?
The property is located at 5353 E Main St Dubois, IN.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: 3,240‑square‑foot restaurant property on more than one‑third of an acre; Seating for approximately 100 guests with 22‑foot ceilings; Approximately 180‑year‑old bar with oversized mirror
