Five-Unit Mixed-Use
For Sale
$649,000
1-5-320 Gifford St, Falmouth, MA 02540
Homeport complex property near downtown Falmouth, Falmouth Hospital, restaurants, shops, and waterfront attractions.
Property Size3,214 SF
Price / SF$201.93
Days on Market92
Property Features for 1-5-320 Gifford St
General Information
Standard status
Active
Size
3,214 SF
Taxes and HOA fees
Annual Taxes
$3,502
Listing Agency:
Berkshire Hathaway HomeServices Robert Paul Properties
(508) 524-7325
Listed By:
O'Neill Group
(508) 524-7325
Source:
Exprealty
Added: Jun 2
Changed: Aug 31
Last Checked: Aug 30 at 8:33PM
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 Berkshire Hathaway HomeServices Robert Paul Properties
Investment Insights
Based on property information with market context.
This mixed-use property at 1-5-320 Gifford St comprises 5 units and 3,214 square feet within the Homeport complex. The asset is identified for medical or professional office use and is part of an established Trust ownership comprising 8 total buildings.
The property is positioned minutes from downtown Falmouth, Falmouth Hospital, restaurants, shops, and waterfront attractions. Its in-town setting provides convenient access to established community destinations and supports a range of office-oriented occupancy needs.
The property is positioned minutes from downtown Falmouth, Falmouth Hospital, restaurants, shops, and waterfront attractions. Its in-town setting provides convenient access to established community destinations and supports a range of office-oriented occupancy needs.
Key Highlights
- 5‑unit mixed‑use property
- 3,214 square feet at 1‑5‑320 Gifford St
- Located within the Homeport complex
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
$45,437
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
7.00%
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%
$908,740
$908.7K
Cap Rate 7%
$649,100
$649.1K
Cap Rate 9%
$504,856
$504.9K
Market Conditions
NOI Build-Up for 3,214 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
$81.0K $25.20/SF
− Vacancy
−$5.3K −$1.64/SF
EGI
$75.7K $23.56/SF
− OpEx
−$30.3K −$9.42/SF
NOI
$45.4K $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%
$908,740
Cap Rate 7%
$649,100
Cap Rate 9%
$504,856
Alternative Uses
Best Use
Office B
$965.3K
$844.6K – $1.13M
NOI $67,571 @ 7.0% cap · market cap 10.41%
Second Best
Healthcare Medical
$649.1K
$568.0K – $757.3K
NOI $45,437 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,681 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,046
Businesses Nearby
Explore this area
Business Placement
Demographics for 02540, MA
8,450
Population
6,200
Households
1.4
Avg Household Size
61
Median Age
59%
College-Educated
94%
High-School Grad
11.0 sq mi
ZIP Area
768
Density / Sq Mi
$88,266
Median Household Income
$52,243
Median Earnings
$1,328
Median Rent
$756,300
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 - Homeport complex property near downtown Falmouth, Falmouth Hospital, restaurants, shops, and waterfront attractions.
Where is this mixed-use property located?
The property is located at 1-5-320 Gifford St Falmouth, MA.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 5‑unit mixed‑use property; 3,214 square feet at 1‑5‑320 Gifford St; Located within the Homeport complex
