Remodeled Conventional
For Sale
$1,100,000
816-820 Main Street, Brockton, MA 02301
Fully built-out restaurant with a commercial kitchen, entertainment infrastructure, and included restaurant, liquor, and entertainment licenses.
Property Size4,968 SF
Price / SF$221.42
Days on Market9
Property Features for 816-820 Main Street
General Information
Standard status
Active
Size
4,968 SF
Property subtype
Commercial
Additional Details
Liquor License
Yes
Amenities
high-end sound system
dedicated stage
Building Details
Year Built
1930
Year Renovated
2021
Listing Agency:
Hartford Homes Realty LLC
Listed By:
Michael Cappiello
(508) 823-9400
Source:
Ballowhutchinsonrealestate
Added: Sep 15
Changed: Sep 21
Last Checked: Sep 22 at 6:09PM
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 conventional restaurant property was remodeled in 2021 and operated for approximately one year. The interior includes multiple dining areas, a stone-front bar, waterfall-style illuminated backdrop, custom ceiling treatments, decorative lighting, designer restrooms, and a commercial kitchen with stainless steel work surfaces and professional ventilation. A dedicated stage and installed sound system support live performances, private functions, and other entertainment uses.
The property is located at 816-820 Main Street in Brockton and offers Main Street exposure with a customized entry. The sale includes the real estate along with Restaurant, Liquor, and Entertainment Licenses, subject to applicable transfer approvals. The property’s existing restaurant and entertainment buildout provides a range of established physical features for an operator evaluating food service, bar, lounge, or event-oriented use.
The property is located at 816-820 Main Street in Brockton and offers Main Street exposure with a customized entry. The sale includes the real estate along with Restaurant, Liquor, and Entertainment Licenses, subject to applicable transfer approvals. The property’s existing restaurant and entertainment buildout provides a range of established physical features for an operator evaluating food service, bar, lounge, or event-oriented use.
Key Highlights
- 4,968‑square‑foot restaurant property remodeled in 2021
- Restaurant, Liquor, and Entertainment Licenses included, subject to transfer approvals
- Commercial kitchen with stainless steel work areas and professional ventilation
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
Industrial
$743.6K
$650.7K – $867.6K
NOI $52,055 @ 7.0% cap · market cap 4.73%
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
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
896
Businesses Nearby
34k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 69%
Dining 23%
Electronics 7%
Apparel 1%
Family Dollar
Shops & Services
8,692 visits/mo
0.2 miles
Dunkin' Donuts
Dining
7,821 visits/mo
0.1 miles
Shell
Shops & Services
5,800 visits/mo
0.1 miles
Gulf Oil
Shops & Services
2,769 visits/mo
0.2 miles
Advance Auto Parts
Shops & Services
2,527 visits/mo
0.4 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 - Fully built-out restaurant with a commercial kitchen, entertainment infrastructure, and included restaurant, liquor, and entertainment licenses.
Where is this conventional restaurant located?
The property is located at 816-820 Main Street 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 remodeled in 2021; Restaurant, Liquor, and Entertainment Licenses included, subject to transfer approvals; Commercial kitchen with stainless steel work areas and professional ventilation
