Office Units in Homeport
For Sale
$649,000
320 Gifford Street, Falmouth, MA 02540
COMMERCIAL - Falmouth, MA
Property Size3,214 SF
Price / SF$201.93
Days on Market72
Property Features for 320 Gifford Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
BU
Parking features
Parking Lot
Basement
Walk-Out Access, Finished
Appliances
Water Heater
Elementary school district
Falmouth
Middle school district
Falmouth
High school district
Falmouth
Directions
Rte 28 to Jones Rd to Gifford St
Subdivision
Falmouth
Standard status
Active
APN
FALM 38 S:03 P:300 L:001U-5U
Size
3,214 SF
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3502
Utilities
Sewer type
Cesspool
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1971
Floors in Building
2
Number of units
4
Flooring type
Tile, Carpet, Laminate
Building materials
Barnboard
Roof type
Asphalt
Listing Agency:
Berkshire Hathaway HomeServices Robert Paul Properties
(508) 540-9800
Listed By:
O'Neill Group
(508) 524-7325
Added: Jun 2
Changed: Aug 4
Last Checked: Aug 12 at 12:06AM
MLS# 22602610
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 offering is for office units within the Homeport complex in Falmouth. The property includes five units in a convenient, in-town setting, with a total size of 3,214 square feet. Building components include barnboard construction, tile, carpet, and laminate flooring, and an asphalt roof. Heating is natural gas forced air, with central air cooling. On-site parking is provided via a parking lot. Water is public, and sewer service is a cesspool.
The units are positioned just minutes from downtown Falmouth, Falmouth Hospital, restaurants, shops, and waterfront attractions, with strong visibility within the Homeport complex.
Built in 1971, the property is presented as a mixed-use opportunity within a larger trust ownership that consists of eight total buildings.
The units are positioned just minutes from downtown Falmouth, Falmouth Hospital, restaurants, shops, and waterfront attractions, with strong visibility within the Homeport complex.
Built in 1971, the property is presented as a mixed-use opportunity within a larger trust ownership that consists of eight total buildings.
Key Highlights
- Five office units in the Homeport complex
- 3,214 square feet total size
- Natural gas forced‑air heat with central air cooling
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
$45,437
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
7.00%
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%
$908,740
$908.7K
Cap Rate 7%
$649,100
$649.1K
Cap Rate 9%
$504,856
$504.9K
Market Conditions
NOI Build-Up for 3,214 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
$81.0K $25.20/SF
− Vacancy
−$5.3K −$1.64/SF
EGI
$75.7K $23.56/SF
− OpEx
−$30.3K −$9.42/SF
NOI
$45.4K $14.14/SF
Area
Barnstable County, MA
Vacancy
6.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$908,740
Cap Rate 7%
$649,100
Cap Rate 9%
$504,856
Alternative Uses
Best Use
Office B
$965.3K
$844.6K – $1.13M
NOI $67,571 @ 7.0% cap · market cap 10.41%
Second Best
Healthcare Medical
$649.1K
$568.0K – $757.3K
NOI $45,437 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,681 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
648
Businesses Nearby
Explore this area
Business Placement
Demographics for 02540, MA
8,450
Population
6,200
Households
1.4
Avg Household Size
61
Median Age
59%
College-Educated
94%
High-School Grad
11.0 sq mi
ZIP Area
768
Density / Sq Mi
$88,266
Median Household Income
$52,243
Median Earnings
$1,328
Median Rent
$756,300
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 units - Five office units in the Homeport complex offer central air, natural gas forced-air heat, and on-site parking lot.
Where is this office units located?
The property is located at 320 Gifford Street Falmouth, MA.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Five office units in the Homeport complex; 3,214 square feet total size; Natural gas forced‑air heat with central air cooling
