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    11 Macs Ln Vineyard Haven, MA 02568

    View on Map
    Sponsored
    For Sale
    $4,500,000

    MULTI_FAMILY - Colonial - Vineyard Haven, MA

    Property size:
    7,250 SF
    Lot size:
    0.84 Acres
    Days on Market:
    46
    Last Refresh:
    Mar 11 at 5:06 am

    Property Features for 11 Macs Ln

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Zoning
    R10
    Rooms
    Bathroom 7, Bathroom 4, Bathroom 5, Bathroom 1, Bathroom 10, Bedroom 9, Bedroom 3, Bathroom 13, Bedroom 5, Bathroom 2, Bathroom 12, Basement, Bedroom 11, Bedroom 1, Bedroom 7, Bedroom 14, Bathroom 3, Bathroom 9, Bathroom 11, Bedroom 2, Bedroom 4, Bathroom 8, Bedroom 8, Bedroom 12, Bedroom 15, Bedroom 13, Bedroom 6, Bathroom 6, Bedroom 10
    Bedrooms
    15
    Bathrooms
    12
    APN
    12-B-4
    Patio and Porch features
    Porch, Deck
    Exterior features
    Private Yard
    Fireplace
    1
    Basement
    Partial
    Appliances
    Water Heater
    Size
    7,250 SF
    Lot size
    0.84 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Hot Water(Heating)
    Cooling system
    Wall Unit(s)
    Water source
    Public

    Building Details

    Year built
    1930
    Floors in Building
    3
    Building materials
    Shingle Siding
    Roof type
    Asphalt
    Architectural style
    Colonial

    We can help!

    Listing Contact
    Madelyn Silvia

    Wallace & Co. Sotheby's Int'l. (508) 627-3313

    Listing agent Madelyn Silvia (610) 301-1692 License #9566405

    Listing date Jan 24, 2026

    MLS# 32600009

    Copyright © 2026 Martha’s Vineyard Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Assisted Living Facility with Views

    This unique property, currently operating as a state-licensed, private pay, assisted living facility, offers fourteen bedrooms with large picture windows and water views from all three living levels. The 7,250 square foot building includes twelve full baths and one half bath. A private owner's apartment is located on the first level. Situated on a 0.84-acre lot, the property's R10 zoning and potential for subdivision add to its value. Located a short distance from downtown Vineyard Haven, the harbor, and the ferry, this property presents a future investment opportunity. The offering includes both the real estate and the business, with the seller potentially willing to separate the two. The property is offered turn key with the opportunity to own a very profitable business.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Assisted living facilities

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    Hospice of Martha's Vineyard, Henrietta Brewer House, Henrietta Brewer House, Inc, Hospice & Palliative Care of Martha's Vineyard

    Location Insight

    • Map
    • Local Demand
    City
    Vineyard Haven
    County
    Dukes
    State
    Massachusetts
    Longitude
    -70.602323
    Latitude
    41.449939

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    FAQs

    What type of property is this?
    Assisted living facility - Profitable assisted living business and real estate near Vineyard Haven.
    Where is this assisted living facility located?
    The property is located at 11 Macs Ln Vineyard Haven, MA.
    What is the asking price?
    The asking price for this property is $4,500,000.
    What are key features of this property?
    This property features: - Turn-key opportunity to own a profitable, state-licensed assisted living business and the real estate.; - Fourteen bedrooms and twelve full (and one half) bathrooms in the main building, plus a private owner's apartment.; - Potential to subdivide the parcel, adding significant value.
    (610) 301-1692
    Request Owner's contact information
    11 Macs Ln Vineyard Haven, MA 02568
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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
    11 Macs Ln Vineyard Haven, MA 02568
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    We can help!
    Listing Contact
    Madelyn Silvia
    Real Estate License ID: 9566405
    (610) 301-1692
    Learn more
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