Post-and-Beam Mixed-Use
For Sale
$1,450,000
1049 Main Street, West Barnstable, MA 02668
Commercial Sale, West Barnstable, MA
Property Size6,400 SF
Lot Size1.09 Acres
Price / SF$216.94
Days on Market117
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 31 at 11:06PM
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 mixed-use property combines a post-and-beam commercial building with an attached residence. The structure dates to 1830 and occupies 6,684 square feet on a 1.09-acre parcel. Interior features include multiple private offices, exam rooms, and separate entrances, while the residential component requires restoration. Wood-frame construction includes clapboard and shingle siding, with tile, vinyl, and carpet flooring. Building systems include oil-fired forced-air heat, a well, septic tank, and phone availability.
The property fronts Route 6A at 1049 Main Street in West Barnstable, Massachusetts. On-site paved parking includes a parking lot, driveway, guest spaces, and off-street parking. The building’s commercial and residential components support live-work use within the mixed-use classification.
The property fronts Route 6A at 1049 Main Street in West Barnstable, Massachusetts. On-site paved parking includes a parking lot, driveway, guest spaces, and off-street parking. The building’s commercial and residential components support live-work use within the mixed-use classification.
Key Highlights
- 6,684‑square‑foot mixed‑use property on 1.09 acres
- Post‑and‑beam, wood‑frame construction dating to 1830
- Multiple private offices and exam rooms
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?
Mixed-use property - Historic multi-use building with private offices, exam rooms, separate entrances, and an attached residence requiring restoration.
Where is this mixed-use property 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: 6,684‑square‑foot mixed‑use property on 1.09 acres; Post‑and‑beam, wood‑frame construction dating to 1830; Multiple private offices and exam rooms
