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    Oceanfront Restaurant on Bearskin Neck Title is generated by Realmo AI

    7 Tuna Wharf Unit 7, Rockport, MA 01966

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    For Sale
    $1,500,000

    Turn-key restaurant with rooftop deck and ocean views.

    Type:Commercial
    Added:
    Jul 19, 2025
    Days on Market:
    324
    Last Refresh:
    Apr 21 at 6:20 am

    Property Features for 7 Tuna Wharf Unit 7

    General Information

    Standard status
    Active
    Property subtype
    Commercial

    Building Details

    Year Built
    1930

    We can help!

    Listing Contact
    Kathleen Claypool

    Listing agent Kathleen Claypool

    Listing office Churchill Properties

    Listing date Jul 19, 2025

    Source Stevebremis

    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 Churchill Properties

    HighLights

    • Oceanfront location on Bearskin Neck with spectacular ocean views
    • Turn‑key restaurant sale including all tangible items
    • High‑traffic location near Motif #1 and other shops
    • Rooftop deck with additional seating and bar
    • Seating capacity of 60‑80
    • Handicap accessible entrance and two bathrooms

    Overview

    Located on Tuna Wharf in Bearskin Neck, this oceanfront restaurant is surrounded by waterfront art shops, a kayak shop, and a candy shop. The restaurant, currently configured with 60 to 80 seats, includes additional seating on a rooftop deck. A bar is situated on the first floor near the main dining area, with a second bar station on the deck level. The property offers ocean views towards the mouth of Rockport Harbor and Straitsmouth Lighthouse. The Motif #1 lobster shack is located nearby, attracting numerous visitors. The restaurant entrance is handicap accessible and includes two bathrooms and a full-service kitchen. The establishment is being sold 'turn key' with all tangible items included. A list of included items is available from the sellers upon request.
    Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rockport
    County
    Essex
    State
    Massachusetts
    Longitude
    -70.6151825
    Latitude
    42.6600013

    Nearby Similar for Sale

    • $1,500,000

      Oceanfront Restaurant on Bearskin Neck

      Restaurant with ocean views and rooftop deck on Tuna Wharf.
      7 Tuna Wharf #7, Rockport, MA 01966
      View Details
    • $2,000,000
      4,174 SF

      Rockport Motel Near Beach

      14-unit motel with recent renovations and strong location.
      8 Cleaves St, Rockport, MA 01966
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    • $1,500,000

      Oceanfront Restaurant on Bearskin Neck

      Turn-key restaurant with rooftop deck and ocean views.
      7 Tuna Wharf #7, Rockport, MA 01966
      View Details

    FAQs

    What type of property is this?
    Conventional restaurant - Turn-key restaurant with rooftop deck and ocean views.
    Where is this conventional restaurant located?
    The property is located at 7 Tuna Wharf Unit 7 Rockport, MA.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Oceanfront location on Bearskin Neck with spectacular ocean views; Turn‑key restaurant sale including all tangible items; High‑traffic location near Motif #1 and other shops
    We can help!
    Listing Contact
    Kathleen Claypool
    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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