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    Restaurant and Motel on Route 2 Title is generated by Realmo AI

    35 State Rd, Phillipston, MA 01331

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    Profitable restaurant and motel on 5 acres available for sale.

    Type:Hospitality
    Property size:
    5,000 SF
    Lot size:
    5.00 Acres
    Price / SF:
    $305/SF
    Added:
    Apr 12, 2024
    Days on Market:
    770
    Last Refresh:
    May 12 at 9:09 pm

    Property Features for 35 State Rd

    General Information

    Standard status
    Active
    Size
    5,000 SF
    Lot size
    5.00 Acres
    Property subtype
    Hospitality

    Building Details

    Year Built
    1950

    We can help!

    Listing Contact
    Mitchell B. Muroff

    Listing agent Mitchell B. Muroff License #132350

    Listing office Muroff Hospitality Group

    Listing date Apr 12, 2024

    Source Crexi

    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 Muroff Hospitality Group

    HighLights

    • Turnkey restaurant and motel business opportunity on 5 acres.
    • 12 modern motel guestrooms with amenities including cable TV and air conditioning.
    • Well‑established and profitable business with potential for revenue growth.
    • Restaurant with traditional American cuisine and preferential reservations for motel guests.
    • Lounge featuring a 12‑tap microbrew selection and full bar.
    • Ample parking, including space for tractor‑trailer trucks.

    Overview

    The King Phillip Restaurant & Motel presents an opportunity to acquire a restaurant and motel business located on Route 2 in Phillipston, Massachusetts. The property includes a restaurant offering traditional American cuisine in a casual setting, with specialties including chicken, veal, beef and Italian dishes. The restaurant features a lounge with a 12-tap selection of Microbrews and a full bar. Adjacent to the restaurant is a motel with 12 guestrooms. The guestrooms are equipped with wall-to-wall carpet, cable T.V., and air conditioning. The motel offers a mix of queen and double-bedded rooms, and cots are available. All rooms are non-smoking, and daily maid service is provided. The motel offers daily, weekly, and monthly rates. The property has 5 acres and offers parking, with space available for tractor trailer trucks. The property has potential for development.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $880.2K
    NOI $79,218 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.13M
    NOI $79,218 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.58M
    NOI $79,218 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $108.0k $21.60
    − Vacancy −$2.4k −$0.48
    EGI $105.6k $21.12
    − OpEx −$26.4k −$5.28
    NOI $79.2k $15.84
    5,000 SF · lease $21.60/SF/yr · vacancy 2.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $1.13M
    $990.2K – $1.32M (±1% cap)
    NOI $79,218 @ 7.0% cap · market cap 5.19%
    Second Best
    Hotel Hospitality
    $537.4K
    $470.3K – $627.0K (±1% cap)
    NOI $37,620 @ 7.0% cap · market cap 2.47%
    Theoretical Best
    Office A
    $1.71M
    $1.49M – $1.99M (±1% cap)
    NOI $119,520 @ 7.0% cap · market cap 7.84%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Building Supply Dental Office Auto Repair Shop Auto Parts Store Hotel & Motel Grocery & Convenience Store Discount Store Electrical Service Daycare Center

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

    Similar Places Nearby

    • King Phillip Restaurant and Motel — 35 State Rd, Phillipston, MA 01331
    • King Phillip Motel — 35 State Rd, Phillipston, MA 01331

    Location Insight

    • Map
    • Local Demand
    City
    Phillipston
    County
    Worcester
    State
    Massachusetts
    Longitude
    -72.1846
    Latitude
    42.617

    FAQs

    What type of property is this?
    Motel - Profitable restaurant and motel on 5 acres available for sale.
    Where is this motel located?
    The property is located at 35 State Rd Phillipston, MA.
    What is the asking price?
    The asking price for this property is $1,525,000.
    What are key features of this property?
    This property features: Turnkey restaurant and motel business opportunity on 5 acres.; 12 modern motel guestrooms with amenities including cable TV and air conditioning.; Well‑established and profitable business with potential for revenue growth.
    (617) 610-7774 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Mitchell B. Muroff
    Real Estate License ID: 132350
    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.

    More about this property
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