Remodeled Restaurant With Entertainment
New
For Sale
$1,100,000
816-820 Main St, Brockton, MA 02301
Turnkey restaurant property includes specialized food-service improvements, entertainment infrastructure, and transferable licenses subject to approval.
Property Size4,968 SF
Days on Market6
Property Features for 816-820 Main St
General Information
Standard status
Active
Size
4,968 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$7,899
Building Details
Building Size
4,968 SF
Year Built
1930
Listing Agency:
Hartford Homes Realty LLC
Listed By:
Michael Cappiello
(774) 273-1349
Source:
Classifiedrealtygroup
Added: Sep 18
Last Checked: Sep 22 at 1:45PM
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 Hartford Homes Realty LLC
Investment Insights
Based on property information with market context.
This 4,968-square-foot restaurant property at 816-820 Main St, Brockton, MA 02301 was remodeled in 2021 within a building constructed in 1930. The interior includes multiple dining areas, a commercial kitchen with stainless steel work surfaces and professional ventilation, designer restrooms, a stone-front bar, custom lighting, and finished ceiling details. A dedicated stage and sound system support live performances, private functions, and other entertainment uses. The property operated as a Cape Verdean restaurant for approximately one year.
The sale includes the real estate along with Restaurant, Liquor, and Entertainment Licenses, subject to applicable transfer approvals. The exterior entry and Main Street position provide a defined presence for a restaurant, bar, lounge, or entertainment-oriented operation.
The sale includes the real estate along with Restaurant, Liquor, and Entertainment Licenses, subject to applicable transfer approvals. The exterior entry and Main Street position provide a defined presence for a restaurant, bar, lounge, or entertainment-oriented operation.
Key Highlights
- 4,968‑square‑foot restaurant property at 816‑820 Main St, Brockton, MA 02301
- Remodeled in 2021; original building constructed in 1930
- Restaurant, Liquor, and Entertainment Licenses included, subject to applicable transfer approvals
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
$85,243
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
7.75%
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%
$1,704,860
$1.7M
Cap Rate 7%
$1,217,757
$1.2M
Cap Rate 9%
$947,144
$947.1K
Market Conditions
NOI Build-Up for 4,968 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
$122.2K $24.60/SF
− Vacancy
−$8.6K −$1.72/SF
EGI
$113.7K $22.88/SF
− OpEx
−$28.4K −$5.72/SF
NOI
$85.2K $17.16/SF
Area
Brockton, MA
Vacancy
7.00%
Lease Rate
$24.60 /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%
$1,704,860
Cap Rate 7%
$1,217,757
Cap Rate 9%
$947,144
Alternative Uses
Best Use
Specialty Retail
$1.22M
$1.07M – $1.42M
NOI $85,243 @ 7.0% cap · market cap 7.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.36M
$2.07M – $2.76M
NOI $165,399 @ 7.0% cap · market cap 15.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
751
Businesses Nearby
33k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 68%
Dining 23%
Electronics 7%
Apparel 1%
Family Dollar
Shops & Services
8,692 visits/mo
0.4 miles
Dunkin' Donuts
Dining
7,821 visits/mo
0.4 miles
Shell
Shops & Services
5,800 visits/mo
0.3 miles
Gulf Oil
Shops & Services
2,769 visits/mo
0.4 miles
Advance Auto Parts
Shops & Services
2,527 visits/mo
0.2 miles
Demographics for 02301, MA
69,418
Population
24,592
Households
2.8
Avg Household Size
37
Median Age
22%
College-Educated
81%
High-School Grad
12.4 sq mi
ZIP Area
5,598
Density / Sq Mi
$72,727
Median Household Income
$43,588
Median Earnings
$1,566
Median Rent
$414,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turnkey restaurant property includes specialized food-service improvements, entertainment infrastructure, and transferable licenses subject to approval.
Where is this conventional restaurant located?
The property is located at 816-820 Main St Brockton, MA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 4,968‑square‑foot restaurant property at 816‑820 Main St, Brockton, MA 02301; Remodeled in 2021; original building constructed in 1930; Restaurant, Liquor, and Entertainment Licenses included, subject to applicable transfer approvals
