Mixed-Use Property with Income
For Sale
$1,599,000
Pending
35 Brittanys Way Eastham, Eastham, MA 02642
Mixed-use property featuring offices, apartments, and industrial bays.
Property Size7,316 SF
Days on Market106
Property Features for 35 Brittanys Way Eastham
General Information
Standard status
Pending
Size
7,316 SF
Zoning
Retail/Service
Taxes and HOA fees
Annual Taxes
$5,404
Building Details
Building Size
7,316 SF
Year Built
2005
Buildings
2
Stories
1
Listing Agency:
(508) 501-1443
Listed By:
Crystal Silva
(508) 501-1443
Source:
Milestonerealtyinc
Added: May 15
Changed: Aug 28
Last Checked: Aug 28 at 7:14AM
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 Crystal Silva
Investment Insights
Based on property information with market context.
This mixed-use property, constructed in 2005, features four individual offices, a two-bedroom apartment, a one-bedroom apartment, and four industrial bays. The main building encompasses 3780 square feet, while the four bays total 3536 square feet. The property includes separate utilities for each unit. Additionally, the property features a 2100-square-foot basement. The total property size is 7316 square feet. This property presents investment potential.
Key Highlights
- Mixed‑use property offering multiple income streams: 4 offices, 2‑bedroom apartment, 1‑bedroom apartment, and 4 industrial bays.
- Built in 2005 and in great condition.
- Separate utilities for each unit.
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
$102,058
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
6.38%
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%
$2,041,160
$2.0M
Cap Rate 7%
$1,457,971
$1.5M
Cap Rate 9%
$1,133,978
$1.1M
Market Conditions
NOI Build-Up for 7,316 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
$175.6K $24.00/SF
− Vacancy
−$12.3K −$1.68/SF
EGI
$163.3K $22.32/SF
− OpEx
−$61.2K −$8.37/SF
NOI
$102.1K $13.95/SF
Area
Barnstable County, MA
Vacancy
7.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,041,160
Cap Rate 7%
$1,457,971
Cap Rate 9%
$1,133,978
Alternative Uses
Best Use
Mixed Use
$1.46M
$1.28M – $1.70M
NOI $102,058 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.98M
$2.61M – $3.48M
NOI $208,692 @ 7.0% cap · market cap 13.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
Explore this area
Business Placement
Demographics for 02642, MA
5,752
Population
6,349
Households
0.9
Avg Household Size
61
Median Age
52%
College-Educated
96%
High-School Grad
14.0 sq mi
ZIP Area
411
Density / Sq Mi
$72,683
Median Household Income
$42,638
Median Earnings
$1,692
Median Rent
$668,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property featuring offices, apartments, and industrial bays.
Where is this mixed-use property located?
The property is located at 35 Brittanys Way Eastham Eastham, MA.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: Mixed‑use property offering multiple income streams: 4 offices, 2‑bedroom apartment, 1‑bedroom apartment, and 4 industrial bays.; Built in 2005 and in great condition.; Separate utilities for each unit.
