Mixed-Use Property in Orleans,
80-82 Massachusetts 6A Orleans, MA 02653
80-82 Massachusetts 6A, Orleans, MA, 02653
$3,975,000
Pending
For Sale
$3,975,000
Pending
COMMERCIAL - Orleans, MA
Property Size15,100 SF
Lot Size1.43 Acres
Days on Market121
Property Features for 80-82 Massachusetts 6A
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Appliances
- Water Heater
- Standard status
- Pending
- Size
- 15,100 SF
- Lot size
- 1.43 Acres
Taxes and HOA fees
- Tax Year
- 2026
- Tax Annual Amount
- 11100
Utilities
- Sewer type
- Public Sewer
- Heating system
- Forced Air, Natural Gas
- Cooling system
- Central Air
- Water source
- Public
Building Details
- Year built
- 1880
- Floors in Building
- 2
- Flooring type
- Wood, Hardwood, Carpet
- Building materials
- Shingle Siding
- Roof type
- Asphalt
Listing agency
Premier Commercial
(508) 815-5700
Listed by
Mike Valentine
(508) 958-6927
Added: Mar 23 Updated: Jun 5 at 6:29PM Checked: Jul 21 at 9:06AM
MLS# 22601043
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.
Oracle Square is a mixed-use property situated in the heart of the Lower Cape. This property, with frontage on Route 6A, serves as a focal point for village life in Orleans. The property spans a 1.43-acre parcel and combines residential and commercial spaces. The property is anchored by Emack & Bolio's Ice Cream. The remaining ten commercial spaces house a variety of established retail and service businesses. Located in the heart of Orleans, the property offers access to amenities such as village life, the Cape Cod Rail Trail, and natural beauty. Oracle Square maintains the charm and heritage that defines Cape Cod. The property is positioned for long-term appreciation and steady cash flow.
Key Highlights
- Rare investment opportunity in the heart of Lower Cape with significant frontage on Route 6A.
- Anchored by the well‑known Emack & Bolio's Ice Cream, a staple destination.
- Robust combination of residential stability and commercial vitality with ten established commercial spaces.
Local Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $453.0k | $30.00 |
| − Vacancy | −$10.0k | −$0.66 |
| EGI | $443.0k | $29.34 |
| − OpEx | −$132.9k | −$8.80 |
| NOI | $310.1k | $20.54 |
15,100 SF · lease $30.00/SF/yr · vacancy 2.20% · expense 30.00%
Alternative Uses
Best Use
Retail
$4.43M
$3.88M – $5.17M
NOI $310,124 @ 7.0% cap · market cap 7.80%
Second Best
Apartment 5plus
$4.32M
$3.78M – $5.04M
NOI $302,578 @ 7.0% cap · market cap 7.61%
Theoretical Best
Office A
$6.15M
$5.38M – $7.18M
NOI $430,734 @ 7.0% cap · market cap 10.84%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Mixed-use properties
Similar For Sale Nearby
FAQs
What type of property is this?
Mixed-use property - Landmark mixed-use property with residential and commercial spaces in Orleans.
Where is this mixed-use property located?
The property is located at 80-82 Massachusetts 6A Orleans, MA.
What is the asking price?
The asking price for this property is $3,975,000.
What are key features of this property?
This property features: Rare investment opportunity in the heart of Lower Cape with significant frontage on Route 6A.; Anchored by the well‑known Emack & Bolio's Ice Cream, a staple destination.; Robust combination of residential stability and commercial vitality with ten established commercial spaces.
