Multi-Tenant Office
For Sale
$3,495,000
765 Attucks Lane, Hyannis, MA 02601
Commercial Sale, Hyannis, MA
Property Size17,713 SF
Lot Size2.32 Acres
Price / SF$197.31
Days on Market87
Property Features for 765 Attucks Lane
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
IND
Parking features
Off Street, Parking Lot
Interior features
High Speed Internet
Basement
Partial, Walk-Out Access, Finished
Appliances
Water Heater
Lot features
Views, Level
View
Lake
Elementary school district
Barnstable
Middle school district
Barnstable
High school district
Barnstable
Directions
Route 132 to Independence Park to Attucks Lane.
Subdivision
Barnstable
Standard status
Active
APN
HYAN M:295 L:013H01
Size
17,713 SF
Lot size
2.32 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
29664
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air, Wall Unit(s)
Water source
Public
Water front
1
Building Details
Year built
1972
Floors in Building
2
Flooring type
Carpet, Tile, Laminate
Building materials
Wood Frame, Shingle Siding
Roof type
Asphalt
Listing Agency:
Premier Commercial
(508) 815-5700
Listed By:
John E Ciluzzi · License #8990
(508) 962-5033
Added: Jun 9
Changed: Sep 2
Last Checked: Sep 3 at 12:06PM
MLS# 22602751
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.
Located at 765 Attucks Lane in Hyannis, this 17,713-square-foot, multi-story office property supports a range of professional configurations. The building includes multiple tenant areas, an elevator, high-speed internet, central air, wall-mounted cooling units, forced-air heating, carpet, tile, and laminate flooring. Wood-frame construction with shingle siding, an asphalt roof, and a 1972 construction date further define the improvements. Three tenants are currently in place.
The property occupies a pond-view site with a 53-space surface parking lot and off-street parking. Public water and public sewer serve the property. Its Hyannis setting provides access to the Route 132 retail area, Cape Cod Hospital, the Island Ferry Service, the Cape Cod Mall retail district, restaurants, the USPO, and the Mid-Cape Highway. The adaptable layout is identified as suitable for medical groups, professional offices, and specialized community service providers.
The property occupies a pond-view site with a 53-space surface parking lot and off-street parking. Public water and public sewer serve the property. Its Hyannis setting provides access to the Route 132 retail area, Cape Cod Hospital, the Island Ferry Service, the Cape Cod Mall retail district, restaurants, the USPO, and the Mid-Cape Highway. The adaptable layout is identified as suitable for medical groups, professional offices, and specialized community service providers.
Key Highlights
- 17,713 SF multi‑story office building
- Three tenants currently occupy the property
- 53‑space surface parking lot with off‑street parking
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
$250,412
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
7.16%
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%
$5,008,240
$5.0M
Cap Rate 7%
$3,577,314
$3.6M
Cap Rate 9%
$2,782,356
$2.8M
Market Conditions
NOI Build-Up for 17,713 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
$446.4K $25.20/SF
− Vacancy
−$29.0K −$1.64/SF
EGI
$417.4K $23.56/SF
− OpEx
−$166.9K −$9.42/SF
NOI
$250.4K $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%
$5,008,240
Cap Rate 7%
$3,577,314
Cap Rate 9%
$2,782,356
Alternative Uses
Best Use
Office B
$5.32M
$4.65M – $6.21M
NOI $372,398 @ 7.0% cap · market cap 10.66%
Second Best
Healthcare Medical
$3.58M
$3.13M – $4.17M
NOI $250,412 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$7.22M
$6.32M – $8.42M
NOI $505,271 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
934
Businesses Nearby
Explore this area
Business Placement
Demographics for 02601, MA
16,487
Population
9,077
Households
1.8
Avg Household Size
43
Median Age
28%
College-Educated
90%
High-School Grad
8.8 sq mi
ZIP Area
1,874
Density / Sq Mi
$62,989
Median Household Income
$36,183
Median Earnings
$1,629
Median Rent
$408,800
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 - Adaptable professional space with elevator access, surface parking, and public water and sewer.
Where is this office building located?
The property is located at 765 Attucks Lane Hyannis, MA.
What is the asking price?
The asking price for this property is $3,495,000.
What are key features of this property?
This property features: 17,713 SF multi‑story office building; Three tenants currently occupy the property; 53‑space surface parking lot with off‑street parking
