Live-Work Space with Post-and-Beam
For Sale
$1,450,000
1049 Main Street, West Barnstable, MA 02668
Commercial Sale, West Barnstable, MA
Property Size6,684 SF
Lot Size1.09 Acres
Price / SF$216.94
Days on Market106
Property Features for 1049 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
WBVBD
Parking features
Parking Lot, Driveway, Guest, Off Street, Paved or Surfaced
Basement
Full, Finished, Walk-Out Access
Appliances
Water Heater
Lot features
Cleared, Level
Elementary school district
Barnstable
Middle school district
Barnstable
High school district
Barnstable
Directions
1049 Main Street (Route 6A)
Subdivision
Barnstable
Standard status
Active
APN
BARN M:178 L:030
Size
6,684 SF
Lot size
1.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8290
Utilities
Utilities
Phone Available
Sewer type
Septic Tank
Heating system
Oil, Forced Air
Water source
Well
Building Details
Year built
1830
Floors in Building
2
Flooring type
Tile, Vinyl, Carpet
Building materials
Wood Frame, Clapboard, Shingle Siding
Roof type
Asphalt
Listing Agency:
Today Real Estate
(508) 888-8008
Listed By:
Tara M Costa · License #9559924
(508) 284-3528
Added: May 7
Changed: Aug 19
Last Checked: Aug 20 at 5:06PM
MLS# 22602019
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 live-work multi-use property includes a former medical office building with updated interior finishes, featuring post-and-beam construction and multiple private offices and exam rooms. The building also offers separate entrances that can support flexible business use. An attached residence is included and is described as primed for restoration, creating an option for live-work conversion or combined use.
Set on 1.09 acres, the property is located along Route 6A for visibility and accessibility. Parking is provided with a paved or surfaced parking lot plus driveway and off-street options, including guest parking.
The home is served by a well water supply and septic tank. Heating is provided via oil forced air, and utilities include phone availability. Additional building details include a wood frame structure with clapboard and shingle siding, and an asphalt roof.
Set on 1.09 acres, the property is located along Route 6A for visibility and accessibility. Parking is provided with a paved or surfaced parking lot plus driveway and off-street options, including guest parking.
The home is served by a well water supply and septic tank. Heating is provided via oil forced air, and utilities include phone availability. Additional building details include a wood frame structure with clapboard and shingle siding, and an asphalt roof.
Key Highlights
- Updated former medical office building with post‑and‑beam construction
- Multiple private offices and exam rooms
- Separate entrances for flexible access
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
$94,493
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
6.52%
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%
$1,889,860
$1.9M
Cap Rate 7%
$1,349,900
$1.3M
Cap Rate 9%
$1,049,922
$1.0M
Market Conditions
NOI Build-Up for 6,684 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
$168.4K $25.20/SF
− Vacancy
−$10.9K −$1.64/SF
EGI
$157.5K $23.56/SF
− OpEx
−$63.0K −$9.42/SF
NOI
$94.5K $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%
$1,889,860
Cap Rate 7%
$1,349,900
Cap Rate 9%
$1,049,922
Alternative Uses
Best Use
Office B
$2.01M
$1.76M – $2.34M
NOI $140,524 @ 7.0% cap · market cap 9.69%
Second Best
Healthcare Medical
$1.35M
$1.18M – $1.57M
NOI $94,493 @ 7.0% cap · market cap 6.52%
Theoretical Best
Office A
$2.72M
$2.38M – $3.18M
NOI $190,664 @ 7.0% cap · market cap 13.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
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 - Multi-use live-work property with private offices, exam rooms, separate entrances, and an attached residence needing restoration.
Where is this live-work space located?
The property is located at 1049 Main Street 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: Updated former medical office building with post‑and‑beam construction; Multiple private offices and exam rooms; Separate entrances for flexible access
