Office Building with Available
For Sale
$799,000
1200 Massachusetts 28, South Yarmouth, MA 02664
Commercial Sale, South Yarmouth, MA
Property Size2,415 SF
Lot Size0.38 Acres
Price / SF$330.85
Days on Market88
Property Features for 1200 Massachusetts 28
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
B2
Appliances
Water Heater
Elementary school district
Dennis-Yarmouth
Middle school district
Dennis-Yarmouth
High school district
Dennis-Yarmouth
Directions
Take US-6 E until Exit 75, take a right onto Stations Ave, Turn Right onto Wood Rd, Turn Left onto Rose Rd, Destination at the end of Rose Rd.
Subdivision
Yarmouth
Standard status
Active
APN
71-2-0
Size
2,415 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3410
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
private offices
reception areas
conference space
storage
three bathrooms
front and rear egress
large signage
Building Details
Year built
1972
Floors in Building
2
Flooring type
Hardwood, Carpet
Building materials
Shingle Siding
Roof type
Asphalt
Listing Agency:
Commercial Realty Advisors, Inc.
(508) 862-9000
Listed By:
Bradford Kuhrtz · License #9065413-RE-S
(508) 360-4523
Added: Jun 10
Changed: Sep 3
Last Checked: Sep 5 at 4:06AM
MLS# 22602796
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,415-square-foot office building is arranged as two distinct sides, with one portion leased through Spring 2027 and the other ready for occupancy. Interior features include multiple private offices, reception areas, conference space, storage, and three bathrooms, supported by front and rear egress. Hardwood and carpet flooring, central air, forced-air natural gas heating, and an asphalt roof are among the building improvements. Constructed in 1972, the property occupies 0.38 acres and uses a shingle-sided exterior.
Positioned at 1200 Massachusetts 28 in South Yarmouth, the property has large signage along Route 28 and ample on-site parking. The B2 zoning district supports commercial and professional service uses. Public water and a septic tank serve the property, creating a configuration suited to an owner-user requiring existing lease income alongside available office space.
Positioned at 1200 Massachusetts 28 in South Yarmouth, the property has large signage along Route 28 and ample on-site parking. The B2 zoning district supports commercial and professional service uses. Public water and a septic tank serve the property, creating a configuration suited to an owner-user requiring existing lease income alongside available office space.
Key Highlights
- 2,415‑square‑foot office building configured as two separate sides
- One side leased through Spring 2027; remaining space available for immediate occupancy
- Multiple private offices, reception areas, conference space, storage, and three bathrooms
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
$50,773
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
6.35%
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%
$1,015,460
$1.0M
Cap Rate 7%
$725,329
$725.3K
Cap Rate 9%
$564,144
$564.1K
Market Conditions
NOI Build-Up for 2,415 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
$84.6K $35.04/SF
− Vacancy
−$16.9K −$7.01/SF
EGI
$67.7K $28.03/SF
− OpEx
−$16.9K −$7.01/SF
NOI
$50.8K $21.02/SF
Area
Barnstable County, MA
Vacancy
20.00%
Lease Rate
$35.04 /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%
$1,015,460
Cap Rate 7%
$725,329
Cap Rate 9%
$564,144
Alternative Uses
Best Use
Office B
$725.3K
$634.7K – $846.2K
NOI $50,773 @ 7.0% cap · market cap 6.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$984.1K
$861.1K – $1.15M
NOI $68,889 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
405
Businesses Nearby
Explore this area
Business Placement
Demographics for 02664, MA
9,935
Population
7,185
Households
1.4
Avg Household Size
55
Median Age
38%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
1,419
Density / Sq Mi
$78,796
Median Household Income
$43,285
Median Earnings
$1,692
Median Rent
$479,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-sided office configuration with leased and immediately available areas, private offices, signage, and on-site parking.
Where is this office building located?
The property is located at 1200 Massachusetts 28 South Yarmouth, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 2,415‑square‑foot office building configured as two separate sides; One side leased through Spring 2027; remaining space available for immediate occupancy; Multiple private offices, reception areas, conference space, storage, and three bathrooms
