Retail/Office Building with Unfinished Second
For Sale
$1,100,000
28 Main St Dennis, Dennis Port, MA 02639
Open-plan storefront with kitchen and two half baths plus an unfinished second floor for expansion.
Property Size4,610 SF
Price / SF$238.61
Days on Market78
Property Features for 28 Main St Dennis
General Information
Standard status
Active
Size
4,610 SF
Zoning
GC-II
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,490
Building Details
Building Size
4,610 SF
Year Built
1977
Stories
2
Listing Agency:
(508) 501-1443
Listed By:
Leanne McCormick
(508) 501-1443
Source:
Milestonerealtyinc
Added: Jun 12
Changed: Aug 25
Last Checked: Aug 28 at 6:58AM
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 Leanne McCormick
Investment Insights
Based on property information with market context.
This highly visible commercial building was previously operated as a retail store and features a versatile open floor plan. A kitchen area and two half bathrooms are already in place, supporting a range of showroom, service, or office configurations. In addition to the primary space, there is a large, unfinished second-floor area that can be finished to fit future needs.
Located at 28 Main St on Route 28 in Dennis Port, the property is presented as having highway access and strong exposure along the corridor. The building is also described as offering Swan River views. Customer convenience is supported by a dedicated parking lot.
The layout and in-place improvements make the building practical for an owner-operator looking for a single-site presence with room to grow, or for an investor seeking a property that can be reconfigured for multiple retail and light commercial uses. The existing open-plan first level, along with the kitchen and two half baths, can support retail, service business operations, gallery-style uses, or professional office use, while the unfinished second floor provides flexibility for expansion or re-tenanting.
Located at 28 Main St on Route 28 in Dennis Port, the property is presented as having highway access and strong exposure along the corridor. The building is also described as offering Swan River views. Customer convenience is supported by a dedicated parking lot.
The layout and in-place improvements make the building practical for an owner-operator looking for a single-site presence with room to grow, or for an investor seeking a property that can be reconfigured for multiple retail and light commercial uses. The existing open-plan first level, along with the kitchen and two half baths, can support retail, service business operations, gallery-style uses, or professional office use, while the unfinished second floor provides flexibility for expansion or re-tenanting.
Key Highlights
- Commercial building built in 1977 at 28 Main Street on Route 28 in Dennis Port.
- Open‑plan storefront previously used as a retail store, suited for retail, service, gallery, or office use.
- Kitchen area plus two half bathrooms already in place.
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
$94,680
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
8.61%
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%
$1,893,600
$1.9M
Cap Rate 7%
$1,352,571
$1.4M
Cap Rate 9%
$1,052,000
$1.1M
Market Conditions
NOI Build-Up for 4,610 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
$138.3K $30.00/SF
− Vacancy
−$3.0K −$0.66/SF
EGI
$135.3K $29.34/SF
− OpEx
−$40.6K −$8.80/SF
NOI
$94.7K $20.54/SF
Area
Barnstable County, MA
Vacancy
2.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,893,600
Cap Rate 7%
$1,352,571
Cap Rate 9%
$1,052,000
Alternative Uses
Best Use
Retail
$1.35M
$1.18M – $1.58M
NOI $94,680 @ 7.0% cap · market cap 8.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,502 @ 7.0% cap · market cap 11.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
259
Businesses Nearby
Explore this area
Business Placement
Demographics for 02639, MA
3,238
Population
5,162
Households
0.6
Avg Household Size
53
Median Age
39%
College-Educated
98%
High-School Grad
2.8 sq mi
ZIP Area
1,156
Density / Sq Mi
$64,051
Median Household Income
$47,857
Median Earnings
$1,296
Median Rent
$451,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Open-plan storefront with kitchen and two half baths plus an unfinished second floor for expansion.
Where is this retail space located?
The property is located at 28 Main St Dennis Dennis Port, MA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Commercial building built in 1977 at 28 Main Street on Route 28 in Dennis Port.; Open‑plan storefront previously used as a retail store, suited for retail, service, gallery, or office use.; Kitchen area plus two half bathrooms already in place.
