Three-Story Mixed-Use
For Sale
$1,999,000
1-133 Route 6a, Sandwich, MA 02563
B-1 zoning and a separately entered occupied apartment define the existing mixed-use configuration.
Property Size3,800 SF
Price / SF$526.05
Days on Market89
Property Features for 1-133 Route 6a
General Information
Standard status
Active
Size
3,800 SF
Zoning
B-1
Additional Details
Road Access
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$5,909
Building Details
Year Renovated
2025
Buildings
1
Stories
3
Listing Agency:
Gibson Sotheby's International Realty
(508) 776-9200
Listed By:
Deborah Garner
(508) 776-9200
Source:
Exprealty
Added: Jun 4
Changed: Aug 30
Last Checked: Aug 30 at 2:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Gibson Sotheby's International Realty
Investment Insights
Based on property information with market context.
This three-story mixed-use building contains 3,800+ square feet, 16 rooms, and 3 bathrooms. The property includes an occupied residential apartment with its own entry. B-1 zoning allows the existing mixed-use configuration. Improvements completed in 2025 include a new roof, new windows, Azek trim, a handicap ramp, a new bathroom, refinished floors, and fresh interior and exterior paint.
The building is situated in Sandwich Village along Route 6A, with restaurants, shops, and the Boardwalk beach within walking distance. Its combination of commercial and residential components, separate apartment access, and recent building improvements provides a defined physical layout for mixed-use ownership or redevelopment consideration.
The building is situated in Sandwich Village along Route 6A, with restaurants, shops, and the Boardwalk beach within walking distance. Its combination of commercial and residential components, separate apartment access, and recent building improvements provides a defined physical layout for mixed-use ownership or redevelopment consideration.
Key Highlights
- 3,800+ square feet across a three‑story structure
- 16 rooms and 3 bathrooms
- B‑1 zoning with mixed‑use configuration
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
$78,044
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
3.90%
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%
$1,560,880
$1.6M
Cap Rate 7%
$1,114,914
$1.1M
Cap Rate 9%
$867,156
$867.2K
Market Conditions
NOI Build-Up for 3,800 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
$114.0K $30.00/SF
− Vacancy
−$2.5K −$0.66/SF
EGI
$111.5K $29.34/SF
− OpEx
−$33.4K −$8.80/SF
NOI
$78.0K $20.54/SF
Area
Barnstable County, MA
Vacancy
2.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,560,880
Cap Rate 7%
$1,114,914
Cap Rate 9%
$867,156
Alternative Uses
Best Use
Retail
$1.11M
$975.6K – $1.30M
NOI $78,044 @ 7.0% cap · market cap 3.90%
Second Best
Mixed Use
$757.3K
$662.6K – $883.5K
NOI $53,010 @ 7.0% cap · market cap 2.65%
Theoretical Best
Office A
$1.55M
$1.35M – $1.81M
NOI $108,397 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
507
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 100%
Clarks
Apparel
507 visits/mo
0.3 miles
Demographics for 02563, MA
10,070
Population
4,898
Households
2.1
Avg Household Size
52
Median Age
52%
College-Educated
99%
High-School Grad
13.2 sq mi
ZIP Area
763
Density / Sq Mi
$117,558
Median Household Income
$49,726
Median Earnings
$1,764
Median Rent
$552,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - B-1 zoning and a separately entered occupied apartment define the existing mixed-use configuration.
Where is this mixed-use property located?
The property is located at 1-133 Route 6a Sandwich, MA.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: 3,800+ square feet across a three‑story structure; 16 rooms and 3 bathrooms; B‑1 zoning with mixed‑use configuration
