Seasonal Dairy Bar Restaurant
For Sale
$300,000
6 School Street, Berwick, ME 03901
Well-established seasonal restaurant business operating April through fall, serving ice cream, burgers, sandwiches, and more.
Property Size1,875 SF
Price / SF$160
Days on Market160
Property Features for 6 School Street
General Information
Standard status
Active
Size
1,875 SF
Property subtype
Retail
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$8,780
Amenities
Central Air
3
On Site.
Building Details
Year Built
2002
Listing Agency:
RE/MAX Realty One
(207) 363-2497
Listed By:
Kirstin Fleming
(603) 422-3196
Source:
Xome
Added: Apr 2
Changed: Sep 1
Last Checked: Sep 8 at 3:33AM
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 RE/MAX Realty One
Investment Insights
Based on property information with market context.
This offering is for the business only: a long-established Dairy Delite restaurant operation presented as a turnkey opportunity. The concept serves ice cream, burgers, sandwiches, and more, supporting a seasonal operating schedule designed to run from April through the fall.
Dairy Delite is located in the heart of Berwick, Maine, and is described as being in a high-visibility area. The business also benefits from a reputation that has “stood the test of time,” with the current offering positioned as a way to step into a well-known operation.
For buyers seeking a proven seasonal favorite, this sale presents an opportunity to acquire a restaurant business with established community recognition and an already running seasonal model.
Dairy Delite is located in the heart of Berwick, Maine, and is described as being in a high-visibility area. The business also benefits from a reputation that has “stood the test of time,” with the current offering positioned as a way to step into a well-known operation.
For buyers seeking a proven seasonal favorite, this sale presents an opportunity to acquire a restaurant business with established community recognition and an already running seasonal model.
Key Highlights
- Seasonal restaurant business operating April through fall
- Serving ice cream, burgers, sandwiches, and more
- Business includes central air cooling and heating system (Heating: 3)
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
$22,677
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
7.56%
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%
$453,540
$453.5K
Cap Rate 7%
$323,957
$324.0K
Cap Rate 9%
$251,967
$252.0K
Market Conditions
NOI Build-Up for 1,875 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
$33.8K $18.00/SF
− Vacancy
−$3.5K −$1.87/SF
EGI
$30.2K $16.13/SF
− OpEx
−$7.6K −$4.03/SF
NOI
$22.7K $12.09/SF
Area
York County, ME
Vacancy
10.41%
Lease Rate
$18.00 /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%
$453,540
Cap Rate 7%
$323,957
Cap Rate 9%
$251,967
Alternative Uses
Best Use
Specialty Retail
$324.0K
$283.5K – $378.0K
NOI $22,677 @ 7.0% cap · market cap 7.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$594.4K
$520.1K – $693.4K
NOI $41,606 @ 7.0% cap · market cap 13.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
386
Businesses Nearby
25k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 79%
Dining 21%
Cumberland Farms
Shops & Services
17,136 visits/mo
0.1 miles
Aroma Joe's
Dining
4,962 visits/mo
0.0 miles
Citizens Bank
Shops & Services
1,592 visits/mo
0.4 miles
Napa Auto Parts
Shops & Services
1,148 visits/mo
0.4 miles
Aroma Joe's
Dining
398 visits/mo
0.3 miles
Demographics for 03901, ME
7,937
Population
3,617
Households
2.2
Avg Household Size
40
Median Age
35%
College-Educated
96%
High-School Grad
37.5 sq mi
ZIP Area
212
Density / Sq Mi
$77,790
Median Household Income
$53,333
Median Earnings
$1,237
Median Rent
$331,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Well-established seasonal restaurant business operating April through fall, serving ice cream, burgers, sandwiches, and more.
Where is this conventional restaurant located?
The property is located at 6 School Street Berwick, ME.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Seasonal restaurant business operating April through fall; Serving ice cream, burgers, sandwiches, and more; Business includes central air cooling and heating system (Heating: 3)
