Updated Downtown Restaurant
For Sale
$450,000
9 Sterling St, Clinton, MA 01510
Restaurant equipment is included with the real estate in a downtown commercial setting.
Property Size1,920 SF
Days on Market11
Property Features for 9 Sterling St
General Information
Standard status
Active
Size
1,920 SF
Property subtype
Commercial
Additional Details
Equipment Included
Yes
Building Details
Building Size
1,920 SF
Year Built
1920
Listing Agency:
Pablo Maia Realty
(508) 320-6053
Listed By:
Rodrigo Azevedo
(508) 320-6053
Source:
Iverty
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 30 at 5:29PM
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 Pablo Maia Realty
Investment Insights
Based on property information with market context.
This downtown commercial building is configured with existing restaurant infrastructure and included restaurant equipment. The property has undergone updates and is offered as a combined real estate and food-service facility. Built in 1920, the building is located at 9 Sterling Street in Clinton, Massachusetts.
The property sits in a downtown setting near local businesses, shops, services, and amenities. Its existing restaurant components provide a physical foundation for continued food-service use, subject to applicable approvals and requirements.
The property sits in a downtown setting near local businesses, shops, services, and amenities. Its existing restaurant components provide a physical foundation for continued food-service use, subject to applicable approvals and requirements.
Key Highlights
- Existing restaurant infrastructure and equipment included
- Updated downtown commercial building
- Built in 1920
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
$30,420
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
6.76%
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%
$608,400
$608.4K
Cap Rate 7%
$434,571
$434.6K
Cap Rate 9%
$338,000
$338.0K
Market Conditions
NOI Build-Up for 1,920 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
$41.5K $21.60/SF
− Vacancy
−$912 −$0.48/SF
EGI
$40.6K $21.12/SF
− OpEx
−$10.1K −$5.28/SF
NOI
$30.4K $15.84/SF
Area
Worcester County, MA
Vacancy
2.20%
Lease Rate
$21.60 /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%
$608,400
Cap Rate 7%
$434,571
Cap Rate 9%
$338,000
Alternative Uses
Best Use
Specialty Retail
$434.6K
$380.3K – $507.0K
NOI $30,420 @ 7.0% cap · market cap 6.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$655.7K
$573.7K – $764.9K
NOI $45,896 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
736
Businesses Nearby
50k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 42%
Dining 25%
Shops & Services 24%
Home Improvements & Furnishings 9%
Hannaford
Groceries
20,686 visits/mo
0.3 miles
Dunkin' Donuts
Dining
11,155 visits/mo
0.2 miles
Aubuchon Hardware
Home Improvements & Furnishings
4,362 visits/mo
0.3 miles
Sunoco
Shops & Services
3,959 visits/mo
0.1 miles
Advance Auto Parts
Shops & Services
3,190 visits/mo
0.3 miles
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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 - Restaurant equipment is included with the real estate in a downtown commercial setting.
Where is this conventional restaurant located?
The property is located at 9 Sterling St Clinton, MA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Existing restaurant infrastructure and equipment included; Updated downtown commercial building; Built in 1920
