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    4631-4655 Falmouth Rd Cotuit, MA 02635
    Property profile & analytics

    4631-4655 Falmouth Rd, Cotuit, MA 02635

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    • Commercial real estate
    • 4,443 SF
    • 2.28 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 4631-4655 Falmouth Rd

    Year built
    1790
    Lot size
    2.28 lot acres
    Property type
    Commercial real estate

    Description

    The Roland Thacher Crocker House, a meticulously maintained 18th-century Federal-style building at 4631-4655 Falmouth Road in Cotuit, MA, presents a unique investment opportunity. This 4,443 square foot property sits on a 2.28-acre lot (combining two parcels) and includes a thriving, established restaurant, Villaggio Prime Bar & Grill. Operating under a special permit granted in 1981, the restaurant boasts 146 seats and has undergone recent renovations, including a fully renovated bar, preserving its historical charm while enhancing its functionality. Recent improvements to the main building include new windows, fresh paint, a renovated parking lot, new fencing, and a patio. A new 2024 natural gas generator ensures uninterrupted operations. The restaurant business is included in the sale. A second 1.2-acre parcel at 4655 Falmouth Road, currently used for restaurant parking (with recent approvals), offers significant additional potential. Its residential zoning opens possibilities for future development, adding considerable value to this already exceptional offering. Located on Route 28 in Cotuit, this property benefits from high visibility and convenient access. This combination of a successful restaurant, prime location, and development potential makes this a truly rare and compelling investment opportunity for discerning buyers.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Cotuit
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.4492
    Latitude
    41.638

    Comparable in this City

    • Value Estimation by Request
      500 SF

      4738 Falmouth Rd

      COMMERCIAL (GENERAL)
      4738 Falmouth Rd, Cotuit, MA 02635-2523
      View Details
    • Value Estimation by Request
      0.46 Acres

      5 Main St

      COMMERCIAL (GENERAL)
      5 Main St, Cotuit, MA 02635-2516
      View Details
    • Value Estimation by Request
      2.28 Acres

      4631 Falmouth Rd

      Commercial real estate
      4631 Falmouth Rd, Barnstable, MA 02635
      View Details
    • Value Estimation
      $755,000
      5,369 SF

      10 Main St

      SHOW ROOM, WAREHOUSE
      10 Main St, Cotuit, MA 02635
      View Details
    • Value Estimation by Request
      0.33 Acres

      Falmouth Rd

      VACANT COMMERCIAL LAND
      Falmouth Rd, Cotuit, MA 02635
      View Details
    • Value Estimation by Request
      2,384 SF

      60 Bramblebush Dr

      CHARITABLE ORGANIZATION
      60 Bramblebush Dr, Cotuit, MA 02635-2405
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      1,615 SF

      Retail Building in Cotuit Center

      Freestanding retail building with two levels in Cotuit Center.
      5 Main St, Cotuit, MA 02635
      View Details
    • $6,950,000

      Waterfront Land on Cape Cod

      Rare 6.94-acre waterfront property with 200 feet of sandy beach.
      135 Putnam Ave, Cotuit, MA 02635
      View Details
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    Cotuit, MA 02635
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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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    4631-4655 Falmouth Rd, Cotuit, MA, 02635
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