Medical Office with Attached
For Sale
$1,450,000
1049 Main St Barnstable, West Barnstable, MA 02668
Updated 6,400 sq. ft. medical office with post-and-beam character, plus an attached residence for flexible live-work use.
Property Size6,400 SF
Price / SF$226.56
Days on Market78
Property Features for 1049 Main St Barnstable
General Information
Standard status
Active
Size
6,400 SF
Zoning
VB
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$8,290
Building Details
Year Built
1830
Listing Agency:
Today Real Estate, Inc
(508) 501-1443
Listed By:
Jayson LaPlante · License #9559924
(508) 501-1443
Source:
Milestonerealtyinc
Added: Jun 4
Changed: Aug 18
Last Checked: Aug 20 at 4:13AM
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 updated 6,400 sq. ft. former medical office building offers a mix of professional and clinical-oriented spaces, including multiple private offices and exam rooms. The property features distinctive post-and-beam construction and is presented in excellent condition. Separate entrances support multi-use operations, while an attached residence—currently primed for restoration—provides an additional residential component for live-work arrangements.
Located on a traveled Route 6A corridor in West Barnstable, the site includes more than an acre of land and is positioned for straightforward public access. The combination of office and residential elements also lends itself to businesses that value on-site presence.
The layout and entrance configuration make the building well-suited for a tenant or owner-operator looking for dedicated office and exam-room space alongside an attached home. It can also appeal to buyers pursuing a live-work concept or a property that supports both a commercial use and a restoration project within the same footprint.
Located on a traveled Route 6A corridor in West Barnstable, the site includes more than an acre of land and is positioned for straightforward public access. The combination of office and residential elements also lends itself to businesses that value on-site presence.
The layout and entrance configuration make the building well-suited for a tenant or owner-operator looking for dedicated office and exam-room space alongside an attached home. It can also appeal to buyers pursuing a live-work concept or a property that supports both a commercial use and a restoration project within the same footprint.
Key Highlights
- 6,400 sq. ft. former medical office building with post‑and‑beam construction
- Includes multiple private offices and exam rooms
- Separate entrances throughout the building
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
Lease Details
Yes
Highway access
Yes
Paved road access
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 - Updated 6,400 sq. ft. medical office with post-and-beam character, plus an attached residence for flexible live-work use.
Where is this live-work space located?
The property is located at 1049 Main St Barnstable West 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 post‑and‑beam construction; Includes multiple private offices and exam rooms; Separate entrances throughout the building
