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    86 Willow St, Unit 6 Yarmouth Port, MA 02675

    Sponsored
    For Lease
    $20 SF/Yr ($4,098 /Mo)

    COMMERCIAL - Yarmouth Port, MA

    Type:Office
    Property size:
    2,459 SF
    Lot size:
    0.06 Acres
    Days on Market:
    6
    Last Refresh:
    Feb 26 at 4:06 pm

    Property Features for 86 Willow St

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Standard status
    Active
    APN
    112-69-C24
    Parking features
    Parking Lot, Driveway
    Basement
    Full
    Appliances
    Water Heater
    Size
    2,459 SF
    Lot size
    0.06 Acres

    Utilities

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

    Building Details

    Year built
    1987
    Flooring type
    Carpet, Hardwood
    Building materials
    Wood Frame, Clapboard, Shingle Siding

    We can help!

    Listing Contact
    John E Ciluzzi
    John E Ciluzzi

    Premier Commercial (508) 815-5700

    Listing agent John E Ciluzzi (508) 962-5033

    Listing date Feb 21, 2026

    MLS# 22600529

    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.

    Learn more

    Property Insight Report

    Overview

    Yarmouth Port Executive Office Suite

    An executive office suite is available for lease at 86 Willow Street, Yarmouth Port. The property is located just south of Route 6A and less than 1 mile from the entrance to the Mid Cape Highway. Unit 6 offers 2,674 square feet of space and includes basement storage. The office features hardwood floors, carpeting, wainscoted paneling, and detailed crown moldings. Individual offices offer locks and large windows facing the interior common area. The location benefits from an expansive parking area, irrigated landscaping, and high traffic count. The property is accessible to all of Cape Cod.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    First American Title ... Title Company Mark D Carchidi ... Law Firm Hutton Peter W Law Firm Freeman Law Group ... Law Firm Edward Jones - Financial ... Financial Advisor

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Auto Repair Shop Gym & Fitness Center Hotel & Motel Department Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Yarmouth Port
    County
    State
    Massachusetts
    Longitude
    -70.256653
    Latitude
    41.698654

    FAQs

    What type of property is this?
    Office space - Executive office suite in prime Yarmouth Port location for lease.
    Where is this office space located?
    The property is located at 86 Willow St, Unit 6 Yarmouth Port, MA.
    What is the lease rate?
    The lease rate is $20 SF/Yr.
    What are key features of this property?
    This property features: - Prime location in Yarmouth Port, south of Route 6A and near Mid Cape Highway entrance, providing easy access to all of Cape Cod.; - High-quality office finishes including hardwood floors, carpeting, wainscoted paneling, and detailed crown moldings.; - Spacious **2,674 sqf office suite (Unit 6) available now with basement storage.**
    (508) 962-5033
    Request Owner's contact information
    86 Willow St, Unit 6 Yarmouth Port, MA 02675
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    Yarmouth Port, MA 02675
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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.

    More about this property
    86 Willow St, Unit 6 Yarmouth Port, MA 02675
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    We can help!
    Listing Contact
    John E Ciluzzi
    John E Ciluzzi
    Real Estate License ID: MA 8990
    (508) 962-5033 (508) 815-5701 (508) 815-5700
    Learn more
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