Route 28 Office
For Sale
$799,000
1200 Route 28 Yarmouth, South Yarmouth, MA 02664
Standalone office building with multiple private offices, conference space, and large Route 28 signage potential.
Property Size2,415 SF
Price / SF$330.85
Days on Market98
Property Features for 1200 Route 28 Yarmouth
General Information
Standard status
Active
Size
2,415 SF
Zoning
B2
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$3,410
Amenities
No HOA Fees
Building Details
Building Size
2,415 SF
Year Built
1972
Listed By:
Amanda Lucido Hodges
(508) 643-8166
Source:
Bournetosellrealestate
Added: Jun 10
Changed: Sep 12
Last Checked: Sep 14 at 5:47AM
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 Amanda Lucido Hodges
Investment Insights
Based on property information with market context.
The property is a 2,415 SF office building configured with multiple private offices, reception areas, and conference space. It also includes storage, three bathrooms, and both front and rear egress. Ample on-site parking supports everyday access for employees, clients, and visitors.
The building is located along Route 28 in South Yarmouth and features large signage along the corridor. Parking and dual egress help accommodate ongoing day-to-day operations.
For an owner-user or investor, the layout supports a range of professional and commercial service needs consistent with the B2 zoning district. Multiple private offices, reception areas, and conference space can support both client-facing functions and internal teams, while tenant income availability may help offset ownership costs. With visibility from Route 28 signage and flexibility offered by B2 zoning, the building can fit a variety of business strategies without requiring major repositioning assumptions beyond the existing office configuration.
The building is located along Route 28 in South Yarmouth and features large signage along the corridor. Parking and dual egress help accommodate ongoing day-to-day operations.
For an owner-user or investor, the layout supports a range of professional and commercial service needs consistent with the B2 zoning district. Multiple private offices, reception areas, and conference space can support both client-facing functions and internal teams, while tenant income availability may help offset ownership costs. With visibility from Route 28 signage and flexibility offered by B2 zoning, the building can fit a variety of business strategies without requiring major repositioning assumptions beyond the existing office configuration.
Key Highlights
- 2,415 SF office building built in 1972 on Route 28 in South Yarmouth
- Tenant income available for sale at 1200 Rt 28
- Multiple private offices plus reception areas and conference space
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
$50,773
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
6.35%
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%
$1,015,460
$1.0M
Cap Rate 7%
$725,329
$725.3K
Cap Rate 9%
$564,144
$564.1K
Market Conditions
NOI Build-Up for 2,415 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
$84.6K $35.04/SF
− Vacancy
−$16.9K −$7.01/SF
EGI
$67.7K $28.03/SF
− OpEx
−$16.9K −$7.01/SF
NOI
$50.8K $21.02/SF
Area
Barnstable County, MA
Vacancy
20.00%
Lease Rate
$35.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,015,460
Cap Rate 7%
$725,329
Cap Rate 9%
$564,144
Alternative Uses
Best Use
Office B
$725.3K
$634.7K – $846.2K
NOI $50,773 @ 7.0% cap · market cap 6.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$984.1K
$861.1K – $1.15M
NOI $68,889 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 02664, MA
9,935
Population
7,185
Households
1.4
Avg Household Size
55
Median Age
38%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
1,419
Density / Sq Mi
$78,796
Median Household Income
$43,285
Median Earnings
$1,692
Median Rent
$479,400
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Standalone office building with multiple private offices, conference space, and large Route 28 signage potential.
Where is this office building located?
The property is located at 1200 Route 28 Yarmouth South Yarmouth, 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: 2,415 SF office building built in 1972 on Route 28 in South Yarmouth; Tenant income available for sale at 1200 Rt 28; Multiple private offices plus reception areas and conference space
