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    Wellfleet Restaurant with Liquor License Title is generated by Realmo AI

    554 State Rte 6 Highway, Wellfleet, MA 02667

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    Pending
    $729,000

    COMMERCIAL - Wellfleet, MA

    Property size:
    2,674 SF
    Lot size:
    1.18 Acres
    Added:
    Jun 5, 2016
    Days on Market:
    3635
    Last Refresh:
    May 18 at 2:06 am

    Property Features for 554 State Rte 6 Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking
    40
    Parking features
    Parking Lot
    Basement
    Full
    Standard status
    Pending
    APN
    42-37-0
    Size
    2,674 SF
    Lot size
    1.18 Acres

    Taxes and HOA fees

    Tax Year
    2016
    Tax Annual Amount
    4580

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Well

    Building Details

    Year built
    2006
    Floors in Building
    2
    Number of units
    1
    Flooring type
    Tile, Hardwood, Carpet
    Building materials
    Wood Frame, Shingle Siding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Nat S Santoro

    Listing agent Nat S Santoro License #141467

    Listing office Kinlin Grover Compass 32 Main Street Commercial Office, Plymouth, MA

    Listing date Jun 5, 2016

    MLS# 21605142

    Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turn‑key, custom‑built restaurant with a full year‑round liquor license.
    • High visibility location on Route 6 in Wellfleet with ample parking on over an acre of land.
    • Multi‑level layout with elevator and 50‑seat capacity.
    • Enjoy the outdoor dining area with a circular brick patio.
    • Option for partial owner financing or a lease/purchase agreement for qualified buyers.
    • Constructed in 2006 with modern amenities including central air, natural gas heating, and well/septic systems.

    Overview

    This is a turn-key, contemporary, custom-built multi-level restaurant that is approximately 2,674 square feet. Constructed 10 years ago, the restaurant has a seating capacity of 50 and includes an elevator. It features a full year-round liquor license. Patrons can dine outside on the circular brick patio, offering a Cape Cod atmosphere. The property includes ample parking and is situated on over an acre of land, specifically 1.18 acres. The location offers great visibility on Route 6 in Wellfleet, Massachusetts. The property is located in Barnstable County. The restaurant is for sale.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $610.2K
    NOI $54,919 @ 9.00% cap · cautious / downside scenario
    Moderate
    $784.6K
    NOI $54,919 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.10M
    NOI $54,919 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $80.2k $30.00
    − Vacancy −$1.8k −$0.66
    EGI $78.5k $29.34
    − OpEx −$23.5k −$8.80
    NOI $54.9k $20.54
    2,674 SF · lease $30.00/SF/yr · vacancy 2.20% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $784.6K
    $686.5K – $915.3K (±1% cap)
    NOI $54,919 @ 7.0% cap · market cap 7.53%
    Second Best
    Specialty Retail
    $589.1K
    $515.5K – $687.3K (±1% cap)
    NOI $41,239 @ 7.0% cap · market cap 5.66%
    Theoretical Best
    Office A
    $1.09M
    $953.5K – $1.27M (±1% cap)
    NOI $76,277 @ 7.0% cap · market cap 10.46%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Turn key restaurants

    Similar Places Nearby

    • Outercapeclambake — Wellfleet, MA 02667

    Map

    City
    Wellfleet
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -69.986572
    Latitude
    41.892586

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    FAQs

    What type of property is this?
    Restaurant - Turn-key restaurant with outdoor seating and ample parking.
    Where is this restaurant located?
    The property is located at 554 State Rte 6 Highway Wellfleet, MA.
    What is the asking price?
    The asking price for this property is $729,000.
    What are key features of this property?
    This property features: Turn‑key, custom‑built restaurant with a full year‑round liquor license.; High visibility location on Route 6 in Wellfleet with ample parking on over an acre of land.; Multi‑level layout with elevator and 50‑seat capacity.
    (508) 274-0509
    We can help!
    Listing Contact
    Nat S Santoro
    Real Estate License ID: 141467
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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