Mixed-Use Corner
For Sale
$1,399,000
133 Route 6a Sandwich, Sandwich, MA 02563
Three-story mixed-use property with office suites, retail flexibility, and an occupied separate-entry apartment.
Property Size3,850 SF
Price / SF$363.38
Days on Market95
Property Features for 133 Route 6a Sandwich
General Information
Standard status
Active
Size
3,850 SF
Total Parking Spaces
6
Zoning
B-1
Units
Multifamily Units
1
Office Units
9
Taxes and HOA fees
Annual Taxes
$5,908
Building Details
Year Built
1792
Year Renovated
2025
Stories
3
Tenancy
Multi
Listed By:
Derek DaRosa
(508) 501-1443
Source:
Milestonerealtyinc
Added: Jun 3
Changed: Aug 31
Last Checked: Sep 4 at 2:24AM
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 Derek DaRosa
Investment Insights
Based on property information with market context.
This three-story mixed-use building offers office accommodations on the first and second floors and an occupied one-bedroom apartment with a separate entry. The office layout includes a spacious reception area, individual offices, and private conference rooms, with a total of seven office spaces on the first floor and two office spaces on the second floor. The property also includes practical building systems and recent exterior updates, including a completed exterior building envelope in 2025 with new windows, roof, exterior trim, and a new handicapped ramp. Interior improvements include an updated bath on the first floor, along with efficient hot water service, gas heat, and central air conditioning.
Set on a corner lot along Historic Route 6A in Sandwich, the building is positioned for high exposure and business signage. The site provides a parking lot with six spaces, along with additional off-street parking.
With B-1 Limited mixed use zoning, the building is well suited for professional office services and retail use, while the existing apartment can support an owner-operator or add resiliency for an investor seeking live-work flexibility. The property is currently occupied with the apartment in place, and it may allow a buyer to plan leasing and tenancy around the existing structure and updated exterior components.
Set on a corner lot along Historic Route 6A in Sandwich, the building is positioned for high exposure and business signage. The site provides a parking lot with six spaces, along with additional off-street parking.
With B-1 Limited mixed use zoning, the building is well suited for professional office services and retail use, while the existing apartment can support an owner-operator or add resiliency for an investor seeking live-work flexibility. The property is currently occupied with the apartment in place, and it may allow a buyer to plan leasing and tenancy around the existing structure and updated exterior components.
Key Highlights
- Three‑story mixed‑use building on Historic Route 6A (corner lot) with office, retail flexibility, and an occupied apartment
- Approx. 3,850 +-SF total space with office suite configuration: 7 office spaces on the 1st floor and 2 office spaces on the 2nd floor
- Zoned B‑1 Limited mixed use (code 31) for office or retail use
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
$80,942
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
5.79%
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%
$1,618,840
$1.6M
Cap Rate 7%
$1,156,314
$1.2M
Cap Rate 9%
$899,356
$899.4K
Market Conditions
NOI Build-Up for 3,850 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
$134.9K $35.04/SF
− Vacancy
−$27.0K −$7.01/SF
EGI
$107.9K $28.03/SF
− OpEx
−$27.0K −$7.01/SF
NOI
$80.9K $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%
$1,618,840
Cap Rate 7%
$1,156,314
Cap Rate 9%
$899,356
Alternative Uses
Best Use
Office B
$1.16M
$1.01M – $1.35M
NOI $80,942 @ 7.0% cap · market cap 5.79%
Second Best
Mixed Use
$767.3K
$671.4K – $895.1K
NOI $53,708 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,823 @ 7.0% cap · market cap 7.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Office units
1
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 02563, MA
10,070
Population
4,898
Households
2.1
Avg Household Size
52
Median Age
52%
College-Educated
99%
High-School Grad
13.2 sq mi
ZIP Area
763
Density / Sq Mi
$117,558
Median Household Income
$49,726
Median Earnings
$1,764
Median Rent
$552,900
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?
Live-work space - Three-story mixed-use property with office suites, retail flexibility, and an occupied separate-entry apartment.
Where is this live-work space located?
The property is located at 133 Route 6a Sandwich Sandwich, MA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Three‑story mixed‑use building on Historic Route 6A (corner lot) with office, retail flexibility, and an occupied apartment; Approx. 3,850 +-SF total space with office suite configuration: 7 office spaces on the 1st floor and 2 office spaces on the 2nd floor; Zoned B‑1 Limited mixed use (code 31) for office or retail use
