Mixed-Use Commercial
For Sale
$899,000
Pending
820 Massachusetts 28, Harwich, MA 02645
Commercial Sale, Harwich, MA
Property Size3,156 SF
Lot Size0.52 Acres
Days on Market118
Property Features for 820 Massachusetts 28
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Mixed Use
Basement
Partial, Walk-Out Access
Appliances
Water Heater
Elementary school district
Monomoy
Middle school district
Monomoy
High school district
Monomoy
Directions
Head east on US-6 E, take exit 82 to merge onto Pleasant Lake Ave, Turn left onto Main St, take a slight right onto Chatham Road, Turn right onto Main St, 820 will be on the right.
Subdivision
Harwich
Standard status
Pending
APN
24-T4-0
Size
3,156 SF
Lot size
0.52 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
2446
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Propane (Heating), Natural Gas
Water source
Public
Building Details
Year built
1885
Floors in Building
2
Flooring type
Wood, Laminate, Carpet, Vinyl
Building materials
Clapboard, Shingle Siding
Roof type
Asphalt
Listing Agency:
Commercial Realty Advisors, Inc.
(508) 862-9000
Listed By:
Bradford Kuhrtz · License #9065413-RE-S
(508) 360-4523
Added: May 8
Changed: Aug 20
Last Checked: Sep 2 at 2:06AM
MLS# 22602020
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 mixed-use commercial property combines approximately 3,156 square feet of improvements with a 0.52-acre site along Massachusetts 28. The configuration includes approximately 1,500 SF of street-facing retail or gallery area, a second-floor apartment, a detached one-bedroom cottage, and a separate workshop or studio building. Wood, laminate, carpet, and vinyl flooring are represented across the improvements, with clapboard and shingle siding, asphalt roofing, public water, and septic service.
The property is located at 820 Massachusetts 28 in Harwich Port, near village amenities, beaches, marinas, restaurants, and shopping. Built in 1885, the compound offers a combination of commercial, residential, and accessory spaces within a single property.
The property is located at 820 Massachusetts 28 in Harwich Port, near village amenities, beaches, marinas, restaurants, and shopping. Built in 1885, the compound offers a combination of commercial, residential, and accessory spaces within a single property.
Key Highlights
- 0.52‑acre mixed‑use site along Route 28
- Approximately 3,156 square feet of property improvements
- Approximately 1,500 SF of street‑facing retail/gallery space
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
$66,352
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
7.38%
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%
$1,327,040
$1.3M
Cap Rate 7%
$947,886
$947.9K
Cap Rate 9%
$737,244
$737.2K
Market Conditions
NOI Build-Up for 3,156 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
$110.6K $35.04/SF
− Vacancy
−$22.1K −$7.01/SF
EGI
$88.5K $28.03/SF
− OpEx
−$22.1K −$7.01/SF
NOI
$66.4K $21.02/SF
Area
Barnstable County, MA
Vacancy
20.00%
Lease Rate
$35.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,327,040
Cap Rate 7%
$947,886
Cap Rate 9%
$737,244
Alternative Uses
Best Use
Office B
$947.9K
$829.4K – $1.11M
NOI $66,352 @ 7.0% cap · market cap 7.38%
Second Best
Retail
$926.0K
$810.2K – $1.08M
NOI $64,818 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,026 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
137
Businesses Nearby
Explore this area
Business Placement
Demographics for 02645, MA
10,436
Population
6,745
Households
1.5
Avg Household Size
55
Median Age
43%
College-Educated
99%
High-School Grad
16.9 sq mi
ZIP Area
618
Density / Sq Mi
$89,898
Median Household Income
$56,692
Median Earnings
$1,809
Median Rent
$581,200
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?
Mixed-use property - Retail, residential, cottage, and studio components share a Route 28 setting in Harwich Port.
Where is this mixed-use property located?
The property is located at 820 Massachusetts 28 Harwich, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 0.52‑acre mixed‑use site along Route 28; Approximately 3,156 square feet of property improvements; Approximately 1,500 SF of street‑facing retail/gallery space
