Former Medical Office and
For Sale
$1,450,000
1049 Main St, Barnstable, MA 02668
Tastefully updated former medical office offers private offices, exam rooms, and multiple entrances alongside an attached residence.
Property Size6,400 SF
Lot Size1.00 Acre
Price / SF$226.56
Days on Market95
Property Features for 1049 Main St
General Information
Standard status
Active
Size
6,400 SF
Lot size
1.00 Acre
Zoning
VB
Taxes and HOA fees
Annual Taxes
$8,290
Building Details
Year Built
1830
Listing Agency:
Today Real Estate, Inc.
(508) 284-3528
Listed By:
Tara Costa · License #9559924
Source:
Insightrealtygroup
Added: May 18
Changed: Aug 8
Last Checked: Aug 8 at 4:33PM
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 Today Real Estate, Inc.
Investment Insights
Based on property information with market context.
This multi-use property includes a tastefully updated former medical office building with post-and-beam construction. The space is arranged with multiple private offices and exam rooms, and it features separate entrances that support flexible use.
An attached residence is included, and the residence is described as primed for restoration. The property is situated on more than an acre along a heavily traveled Route 6A in West Barnstable, with visibility and accessibility highlighted in the remarks.
Overall, the building configuration combines an office component with an attached residence, making it well-suited to a live-work setup or a buyer seeking a commercial and residential layout in one package.
An attached residence is included, and the residence is described as primed for restoration. The property is situated on more than an acre along a heavily traveled Route 6A in West Barnstable, with visibility and accessibility highlighted in the remarks.
Overall, the building configuration combines an office component with an attached residence, making it well-suited to a live-work setup or a buyer seeking a commercial and residential layout in one package.
Key Highlights
- 6,400 sq. ft. former medical office building with updated features and post‑and‑beam construction
- Multiple private offices and exam rooms, plus separate entrances for flexible use
- Includes an attached residence, offering live‑work potential or additional rental/investment possibilities
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
$90,478
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
6.24%
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%
$1,809,560
$1.8M
Cap Rate 7%
$1,292,543
$1.3M
Cap Rate 9%
$1,005,311
$1.0M
Market Conditions
NOI Build-Up for 6,400 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
$161.3K $25.20/SF
− Vacancy
−$10.5K −$1.64/SF
EGI
$150.8K $23.56/SF
− OpEx
−$60.3K −$9.42/SF
NOI
$90.5K $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%
$1,809,560
Cap Rate 7%
$1,292,543
Cap Rate 9%
$1,005,311
Alternative Uses
Best Use
Office B
$1.92M
$1.68M – $2.24M
NOI $134,554 @ 7.0% cap · market cap 9.28%
Second Best
Healthcare Medical
$1.29M
$1.13M – $1.51M
NOI $90,478 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$2.61M
$2.28M – $3.04M
NOI $182,563 @ 7.0% cap · market cap 12.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
Explore this area
Business Placement
Demographics for 02668, MA
3,222
Population
1,315
Households
2.5
Avg Household Size
52
Median Age
47%
College-Educated
99%
High-School Grad
14.3 sq mi
ZIP Area
225
Density / Sq Mi
$108,042
Median Household Income
$56,905
Median Earnings
$622,100
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?
Live-work space - Tastefully updated former medical office offers private offices, exam rooms, and multiple entrances alongside an attached residence.
Where is this live-work space located?
The property is located at 1049 Main St Barnstable, MA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 6,400 sq. ft. former medical office building with updated features and post‑and‑beam construction; Multiple private offices and exam rooms, plus separate entrances for flexible use; Includes an attached residence, offering live‑work potential or additional rental/investment possibilities
