Osterville Center Investment
For Sale
$5,900,000
804 Main Street, Osterville, MA 02655
Prime Osterville location with stable rental income and high potential.
Property Size19,304 SF
Lot Size1.01 Acres
Price / SF$305.64
Days on Market517
Property Features for 804 Main Street
General Information
Standard status
Active
Size
19,304 SF
Lot size
1.01 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$24,040
Amenities
Central air
Central Air Cooling
Common
Driveway
Forced Air Heating
Level
Parking Lot
Paved
Building Details
Year Built
2000
Listing Agency:
PREMIER COMMERCIAL
(508) 815-5700
Listed By:
MIKE VALENTINE
Source:
Corcoran
Added: Mar 11, 2025
Changed: Aug 8
Last Checked: Aug 4 at 5:17AM
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 PREMIER COMMERCIAL
Investment Insights
Based on property information with market context.
Located in Osterville, Massachusetts, 804 Main Street is situated in the center of the village. The one-acre parcel includes a 12,000 square foot office building with four long-term tenants and a 6,000 square foot building occupied by a Speedway gas station and convenience store, as well as a Dunkin' Donuts. An office space with a separate side entrance, housing the property's seventh tenant, is located upstairs in the smaller building. The property includes 50 parking spaces. The location draws customers from several neighboring communities. The property offers investment potential, with a history of stable rental income. The property is located in one of the most affluent communities on Cape Cod.
Key Highlights
- Prime location in the heart of Osterville center, a highly affluent Cape Cod community.
- Stable rental income history with long‑term tenants in place.
- Two buildings: a 12,000 sq ft office building and a 6,000 sq ft building housing a Speedway gas station/convenience store and a Dunkin' Donuts.
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
$405,847
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
6.88%
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%
$8,116,940
$8.1M
Cap Rate 7%
$5,797,814
$5.8M
Cap Rate 9%
$4,509,411
$4.5M
Market Conditions
NOI Build-Up for 19,304 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
$676.4K $35.04/SF
− Vacancy
−$135.3K −$7.01/SF
EGI
$541.1K $28.03/SF
− OpEx
−$135.3K −$7.01/SF
NOI
$405.8K $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%
$8,116,940
Cap Rate 7%
$5,797,814
Cap Rate 9%
$4,509,411
Alternative Uses
Best Use
Office B
$5.80M
$5.07M – $6.76M
NOI $405,847 @ 7.0% cap · market cap 6.88%
Second Best
Retail
$5.66M
$4.96M – $6.61M
NOI $396,466 @ 7.0% cap · market cap 6.72%
Theoretical Best
Office A
$7.87M
$6.88M – $9.18M
NOI $550,655 @ 7.0% cap · market cap 9.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Explore this area
Business Placement
Demographics for 02655, MA
3,591
Population
3,014
Households
1.2
Avg Household Size
57
Median Age
58%
College-Educated
98%
High-School Grad
6.5 sq mi
ZIP Area
552
Density / Sq Mi
$100,927
Median Household Income
$52,368
Median Earnings
$1,781
Median Rent
$746,200
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?
Gas station - Prime Osterville location with stable rental income and high potential.
Where is this gas station located?
The property is located at 804 Main Street Osterville, MA.
What is the asking price?
The asking price for this property is $5,900,000.
What are key features of this property?
This property features: Prime location in the heart of Osterville center, a highly affluent Cape Cod community.; Stable rental income history with long‑term tenants in place.; Two buildings: a 12,000 sq ft office building and a 6,000 sq ft building housing a Speedway gas station/convenience store and a Dunkin' Donuts.
