Seven-Unit Apartment
For Sale
$1,900,000
Pending
212 Main Street, Orleans, MA 02653
Commercial Sale, Orleans, MA
Property Size4,887 SF
Lot Size1.79 Acres
Days on Market614
Property Features for 212 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
RB
Parking features
Paved or Surfaced, Driveway, Parking Lot
Basement
Full
Lot features
Level
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Main Street, Orleans towards Nauset Beach, all three properties are on the left, just prior to the Beach Road/Barley Neck Road split. Sold as a lease to own, closing is in 2028.
Subdivision
Orleans
Standard status
Pending
APN
35-70-0
Size
4,887 SF
Lot size
1.79 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2783
Utilities
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Flooring type
Tile, Wood
Listing Agency:
Gibson Sotheby's International Realty
(508) 255-6000
Listed By:
Whitaker Group Cape Cod
(508) 237-8038
Added: Jan 11, 2025
Changed: Sep 14
Last Checked: Sep 17 at 4:06AM
MLS# 22500108
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 4,887-square-foot property occupies 1.79 acres across three parcels at 212, 214, and 216 Main Street. The 1974 main building is arranged as seven apartments, with tile and wood flooring, electric heat, public water, and paved on-site parking. Continued apartment use requires town approval.
The property is situated in East Orleans within the Town of Orleans, with Main Street frontage and an existing parking lot and driveway. Town sewer is located at the street and is expected to be ready for tie-in by January 2026. The site has also included several prior commercial uses, including a fish market, gift shop, and mini golf operation, while the building previously operated as an inn.
The property is situated in East Orleans within the Town of Orleans, with Main Street frontage and an existing parking lot and driveway. Town sewer is located at the street and is expected to be ready for tie-in by January 2026. The site has also included several prior commercial uses, including a fish market, gift shop, and mini golf operation, while the building previously operated as an inn.
Key Highlights
- 4,887‑square‑foot main building configured as seven apartments
- 1.79 acres across three parcels: 212, 214, and 216 Main Street
- Apartment use requires town approval
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
$97,927
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
5.15%
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%
$1,958,540
$2.0M
Cap Rate 7%
$1,398,957
$1.4M
Cap Rate 9%
$1,088,078
$1.1M
Market Conditions
NOI Build-Up for 4,887 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
$183.6K $37.56/SF
− Vacancy
−$5.5K −$1.13/SF
EGI
$178.0K $36.43/SF
− OpEx
−$80.1K −$16.39/SF
NOI
$97.9K $20.04/SF
Area
Barnstable County, MA
Vacancy
3.00%
Lease Rate
$37.56 /SF/Yr
Expense Ratio
45.00%
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%
$1,958,540
Cap Rate 7%
$1,398,957
Cap Rate 9%
$1,088,078
Alternative Uses
Best Use
Apartment 5plus
$1.40M
$1.22M – $1.63M
NOI $97,927 @ 7.0% cap · market cap 5.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,404 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
7
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Explore this area
Business Placement
Demographics for 02653, MA
6,307
Population
5,685
Households
1.1
Avg Household Size
63
Median Age
59%
College-Educated
99%
High-School Grad
12.1 sq mi
ZIP Area
521
Density / Sq Mi
$98,798
Median Household Income
$45,853
Median Earnings
$1,181
Median Rent
$816,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Apartment building - Main building offers apartment configuration, paved parking, public water, and a prominent Main Street setting.
Where is this apartment building located?
The property is located at 212 Main Street Orleans, MA.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 4,887‑square‑foot main building configured as seven apartments; 1.79 acres across three parcels: 212, 214, and 216 Main Street; Apartment use requires town approval
