Historic Cape Cod Mixed-Use
For Sale
$799,000
1424 Main St, Brewster, MA 02631
Charming 1880 mixed-use property with antique shop and residence.
Property Size3,021 SF
Price / SF$264.48
Days on Market468
Property Features for 1424 Main St
General Information
Standard status
Active
Size
3,021 SF
Taxes and HOA fees
Annual Taxes
$4,039
Building Details
Year Built
1880
Listing Agency:
William Raveis R.E. & Home Services
Listed By:
Ginny Guimond
Source:
Corcoran
Added: May 19, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:08AM
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 William Raveis R.E. & Home Services
Investment Insights
Based on property information with market context.
This mixed-use property, built in 1880, is located on over 2 acres along Route 6A in Brewster, known as the "Sea Captain's Town." It includes a detached antique shop storefront, suitable for a studio, workshop, or retail space. The main house features 3 bedrooms, original wood floors, an eat-in kitchen, and a living room. The property, requiring restoration, offers a chance to revive its historic charm. It provides access to the Cape Cod Rail Trail, Crosby Landing Beach, and Brewster's shops and restaurants. The property offers potential as a year-round residence, a summer retreat, or a live/work opportunity. The building size is 3021 square feet.
Key Highlights
- Historic 1880 property on over 2 acres in desirable Brewster, Cape Cod.
- Includes a detached antique shop storefront suitable for studio, workshop, or retail.
- Mixed‑use property offering live/work opportunity with endless potential.
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
$62,045
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
7.77%
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%
$1,240,900
$1.2M
Cap Rate 7%
$886,357
$886.4K
Cap Rate 9%
$689,389
$689.4K
Market Conditions
NOI Build-Up for 3,021 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
$90.6K $30.00/SF
− Vacancy
−$2.0K −$0.66/SF
EGI
$88.6K $29.34/SF
− OpEx
−$26.6K −$8.80/SF
NOI
$62.0K $20.54/SF
Area
Barnstable County, MA
Vacancy
2.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,240,900
Cap Rate 7%
$886,357
Cap Rate 9%
$689,389
Alternative Uses
Best Use
Retail
$886.4K
$775.6K – $1.03M
NOI $62,045 @ 7.0% cap · market cap 7.77%
Second Best
Mixed Use
$602.0K
$526.8K – $702.4K
NOI $42,143 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,175 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 02631, MA
10,178
Population
8,215
Households
1.2
Avg Household Size
58
Median Age
52%
College-Educated
98%
High-School Grad
22.2 sq mi
ZIP Area
458
Density / Sq Mi
$93,427
Median Household Income
$47,395
Median Earnings
$1,386
Median Rent
$621,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Charming 1880 mixed-use property with antique shop and residence.
Where is this storefront property located?
The property is located at 1424 Main St Brewster, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Historic 1880 property on over 2 acres in desirable Brewster, Cape Cod.; Includes a detached antique shop storefront suitable for studio, workshop, or retail.; Mixed‑use property offering live/work opportunity with endless potential.
