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    196 Shore Rd Chatham, MA 02633

    Sponsored
    For Sale
    $25,000,000

    COMMERCIAL - Chatham, MA

    Property size:
    13,388 SF
    Lot size:
    3.20 Acres
    Days on Market:
    144
    Last Refresh:
    Mar 2 at 4:06 pm

    Property Features for 196 Shore Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    16E-15-3
    Parking
    32
    Parking features
    Driveway, Parking Lot, Off Street
    Appliances
    Water Heater
    Size
    13,388 SF
    Lot size
    3.20 Acres

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Wall Unit(s)
    Water source
    Public
    Water front
    1

    Building Details

    Year built
    1959
    Flooring type
    Carpet, Tile
    Building materials
    Wood Siding, Wood Frame, Shingle Siding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Michael Tammaro

    Related Beal Sales, LLC (617) 451-2100

    Listing agent Michael Tammaro (617) 794-0976

    Listing date Oct 10, 2025

    MLS# 22504216

    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.

    Learn more

    Property Insight Report

    Overview

    Chatham Motel with Ocean Views

    Located in the heart of Chatham, this commercial property presents a rare opportunity. The Hawthorne motel, family-owned and operated since 1959, is available for sale for the first time in 66 years. Situated on 3.2 acres, the property offers panoramic water views of Pleasant Bay and the Atlantic Ocean, featuring an expansive lawn and a private beach with nearly 150 linear feet of ocean frontage. The Hawthorne comprises 32 total units. Located a short walk from boutique shops, fine dining, the Chatham Seaside Links golf course, the Fish Pier, and the Chatham Lighthouse, the property at 196 Shore Road offers flexibility to continue operating as a hospitality business, potentially expand on the existing improvements, completely redevelop a commercial property, or create a residential property. The property size is 13388 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hawthorne Motel Hotel & Motel

    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

    Chatham Wayside Inn, Surfside Inn Chatham, Chatham Tides, pleasant bay village inn, The Pricilla House

    Location Insight

    • Map
    • Local Demand
    City
    Chatham
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -69.949862
    Latitude
    41.682552

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    FAQs

    What type of property is this?
    Motel - Rare opportunity: 32-unit motel on 3.2 acres with private beach.
    Where is this motel located?
    The property is located at 196 Shore Rd Chatham, MA.
    What is the asking price?
    The asking price for this property is $25,000,000.
    What are key features of this property?
    This property features: - Premier oceanfront location in Chatham with sweeping panoramic water views.; - Pristine private beach with nearly 150 linear feet of ocean frontage.; - Rare opportunity: first time on the market in 66 years.
    (617) 794-0976
    Request Owner's contact information
    196 Shore Rd Chatham, MA 02633
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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
    196 Shore Rd Chatham, MA 02633
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    We can help!
    Listing Contact
    Michael Tammaro
    Real Estate License ID: 449516171
    (617) 794-0976 (617) 451-2100
    Learn more
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