Office Building with Paved
New
For Sale
$465,000
1252 Route 28, South Yarmouth, MA 02664
Commercial Sale, South Yarmouth, MA
Property Size1,505 SF
Lot Size0.26 Acres
Price / SF$308.97
Days on Market5
Property Features for 1252 Route 28
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Parking Lot
Interior features
High Speed Internet
Basement
Partial
Appliances
Water Heater
Elementary school district
Dennis-Yarmouth
Middle school district
Dennis-Yarmouth
High school district
Dennis-Yarmouth
Directions
Rte 28 to #1252
Subdivision
Yarmouth
Standard status
Active
APN
YARM M:0060 B:0121 L:0000
Size
1,505 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
2723
Utilities
Utilities
Phone Available
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1952
Floors in Building
1
Flooring type
Wood, Tile
Building materials
Wood Frame, Clapboard
Roof type
Asphalt
Listing Agency:
Cape Cod Viking Real Estate, LLC
(508) 760-1978
Listed By:
Michael R Leyden
(508) 272-2937
Added: Aug 25
Last Checked: Aug 29 at 6:06AM
MLS# 22604192
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 1,505-square-foot office building was constructed in 1952 and includes a wood-frame, clapboard exterior with wood and tile flooring. The interior is prepared for a future build-out, allowing the next occupant to configure the space around its operational needs. Heating is provided by a natural gas forced-air system, with high-speed internet and a water heater among the existing features.
The property occupies 0.26 acres at 1252 Route 28 in South Yarmouth, Massachusetts. A paved parking lot serves the building, while public water and septic service support the site. The roof is asphalt, and phone service is available.
The property occupies 0.26 acres at 1252 Route 28 in South Yarmouth, Massachusetts. A paved parking lot serves the building, while public water and septic service support the site. The roof is asphalt, and phone service is available.
Key Highlights
- 1,505‑square‑foot office building constructed in 1952
- 0.26‑acre property at 1252 Route 28, South Yarmouth, MA 02664
- Interior prepared for future build‑out
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
$31,641
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
6.80%
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%
$632,820
$632.8K
Cap Rate 7%
$452,014
$452.0K
Cap Rate 9%
$351,567
$351.6K
Market Conditions
NOI Build-Up for 1,505 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
$52.7K $35.04/SF
− Vacancy
−$10.5K −$7.01/SF
EGI
$42.2K $28.03/SF
− OpEx
−$10.5K −$7.01/SF
NOI
$31.6K $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%
$632,820
Cap Rate 7%
$452,014
Cap Rate 9%
$351,567
Alternative Uses
Best Use
Office B
$452.0K
$395.5K – $527.4K
NOI $31,641 @ 7.0% cap · market cap 6.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$613.3K
$536.6K – $715.5K
NOI $42,931 @ 7.0% cap · market cap 9.23%
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
339
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Existing office improvements offer a prepared interior for customized build-out and convenient on-site parking.
Where is this office building located?
The property is located at 1252 Route 28 South Yarmouth, MA.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: 1,505‑square‑foot office building constructed in 1952; 0.26‑acre property at 1252 Route 28, South Yarmouth, MA 02664; Interior prepared for future build‑out
