Renovated Mixed-Use
New
For Sale
$1,295,000
1012 Rt. 28, Harwich, MA 02645
Commercial Sale, Harwich, MA
Property Size4,223 SF
Lot Size0.92 Acres
Price / SF$306.65
Days on Market3
Property Features for 1012 Rt. 28
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
CH-1
Parking
14
Parking features
Paved or Surfaced, Off Street, Parking Lot, Driveway
Interior features
Eat-in Kitchen
Basement
Partial
Appliances
Water Heater
Lot features
Corner Lot, Cleared, Level, Private
Elementary school district
Monomoy
Middle school district
Monomoy
High school district
Monomoy
Directions
From Rt 137, west on Rt 28 to 1012, or from Depot Rd. east on Rt 28 to 1012.
Subdivision
Harwich
Standard status
Active
APN
HARW M:35 B: L:E1-0
Size
4,223 SF
Lot size
0.92 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7383
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Well, Public
Building Details
Year built
1880
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Wood Frame, Clapboard
Roof type
Asphalt
Listing Agency:
Kinlin Grover Compass
(508) 255-3001
Listed By:
Amy L Harbeck · License #9554777
(508) 364-5845
Added: Sep 7
Last Checked: Sep 9 at 3:06AM
MLS# 22604472
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 property combines commercial workspace with two residential apartments across 4,223 square feet on a 0.92-acre site. The commercial component includes a drive-in workshop with radiant heat, two dedicated offices, and two unfinished areas above the shop that can provide storage. Workshop ceiling heights measure 16'5" in the rear half and 12'6" in the front section. The residential portion consists of two two-bedroom apartments, each with air conditioning and separate outdoor areas.
Renovations completed in 2012 included the foundation, basement, windows, doors, siding, plumbing, electrical and mechanical systems, along with natural-gas hydro-air heat and an upgraded septic system. The property also offers paved parking, driveway access, mature landscaping, hardwood flooring and central air. Located at 1012 Rt. 28 in Harwich, the property carries CH-1 zoning and was built in 1880.
Renovations completed in 2012 included the foundation, basement, windows, doors, siding, plumbing, electrical and mechanical systems, along with natural-gas hydro-air heat and an upgraded septic system. The property also offers paved parking, driveway access, mature landscaping, hardwood flooring and central air. Located at 1012 Rt. 28 in Harwich, the property carries CH-1 zoning and was built in 1880.
Key Highlights
- 4,223 square feet on a 0.92‑acre corner lot
- Two 2‑bedroom apartments with AC and separate outdoor spaces
- Drive‑in workshop with radiant heat and ceiling heights of 16'5" and 12'6"
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
$88,784
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
6.86%
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%
$1,775,680
$1.8M
Cap Rate 7%
$1,268,343
$1.3M
Cap Rate 9%
$986,489
$986.5K
Market Conditions
NOI Build-Up for 4,223 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
$148.0K $35.04/SF
− Vacancy
−$29.6K −$7.01/SF
EGI
$118.4K $28.03/SF
− OpEx
−$29.6K −$7.01/SF
NOI
$88.8K $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%
$1,775,680
Cap Rate 7%
$1,268,343
Cap Rate 9%
$986,489
Alternative Uses
Best Use
Office B
$1.27M
$1.11M – $1.48M
NOI $88,784 @ 7.0% cap · market cap 6.86%
Second Best
Industrial
$871.1K
$762.2K – $1.02M
NOI $60,978 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$1.72M
$1.51M – $2.01M
NOI $120,463 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16 ft
Clear height
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
90
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner-lot commercial and residential building with a heated workshop, offices, apartments, and paved parking.
Where is this mixed-use property located?
The property is located at 1012 Rt. 28 Harwich, MA.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 4,223 square feet on a 0.92‑acre corner lot; Two 2‑bedroom apartments with AC and separate outdoor spaces; Drive‑in workshop with radiant heat and ceiling heights of 16'5" and 12'6"
