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    Second-Floor Office Suite Title is generated by Realmo AI

    26 Main Street, Orleans, MA 02653

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    For Lease
    $12,300/Mo $21 SF/Yr (calc)

    COMMERCIAL - Orleans, MA

    Type:Office
    Property size:
    6,904 SF
    Lot size:
    0.23 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 2 at 4:06 pm

    Property Features for 26 Main Street

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Appliances
    Water Heater
    Standard status
    Active
    APN
    ORLE M:025.0 B:0060 L:0000.0
    Size
    6,904 SF
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    4338

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1980
    Floors in Building
    2
    Flooring type
    Carpet
    Building materials
    Vinyl Siding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Mike Valentine
    Mike Valentine

    Listing agent Mike Valentine

    Listing office Premier Commercial 1645 Falmouth Road, Building G, Centerville, MA

    Listing date Jun 1, 2026

    MLS# 22602609

    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.

    HighLights

    • Approximately 450 SF second‑floor office space on Main Street in Orleans, MA
    • Private bathroom with windows overlooking Main Street
    • Natural gas forced‑air heating and central air conditioning
    • Vinyl siding exterior and asphalt roof; year built 1980
    • Public water and public sewer
    • Utilities included; available immediately (tenant to verify permitted uses)

    Overview

    Attractive second-floor office space available in a downtown Orleans setting, offering an efficient professional layout and approximately 450 square feet of workspace. The suite includes a private bathroom with windows overlooking Main Street, helping bring in abundant natural light and a comfortable work environment. The space is well suited for a professional office, consulting practice, creative studio, or small service-based business, with utilities included for added convenience. Availability is immediate, and the tenant will need to verify permitted uses.

    Located on Main Street and directly adjacent to the Cape Cod Rail Trail, the space benefits from strong visibility and accessibility. Its town-center position places day-to-day destinations within easy walking distance, including shops, restaurants, banks, and municipal offices. The property also offers convenient access for both clients and employees, with nearby parking and consistent year-round pedestrian and bike traffic.

    This suite is a practical option for tenants seeking a compact downtown footprint with dependable light, a private restroom, and straightforward access for visitors. Businesses that rely on personal client meetings, creative work, or neighborhood service demand may find the immediate proximity to area amenities especially helpful. Utilities included can further simplify operating costs for a new or growing team.
    Property Profile Location Intelligence

    Current Use by Public Records

    Jay J Horowitz ... Architect Cape Healing Touch ... Alternative Medicine Practice H Carlton Neuben ... Hair Salon The Sparrow Store (Bike/Boat/Book/etc) Store Orleans Cycle (Bike/Boat/Book/etc) Store

    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.

    Location Insight

    • Map
    • Local Demand
    City
    Orleans
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -69.992377
    Latitude
    41.788962

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    FAQs

    What type of property is this?
    Office units - Bright downtown office with a private windowed bathroom, positioned for convenient client access and year-round pedestrian and bike traffic.
    Where is this office units located?
    The property is located at 26 Main Street Orleans, MA.
    What is the lease rate?
    The lease rate is $12,300 /Mo.
    What are key features of this property?
    This property features: Approximately 450 SF second‑floor office space on Main Street in Orleans, MA; Private bathroom with windows overlooking Main Street; Natural gas forced‑air heating and central air conditioning
    (508) 958-6927
    We can help!
    Listing Contact
    Mike Valentine
    Mike Valentine
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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.

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