Waterfront Mixed-Use
For Sale
$11,995,000
Pending
337 Commercial Street, Provincetown, MA 02657
Waterfront mixed-use property with ground-floor retail, upper-level income space, and ample on-site parking.
Property Size26,590 SF
Days on Market46
Property Features for 337 Commercial Street
General Information
Standard status
Pending
Size
26,590 SF
Total Parking Spaces
18
Zoning
TCC
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$35,172
Building Details
Building Size
26,590 SF
Year Built
1900
Stories
3
Listing Agency:
(978) 852-5054
Listed By:
Kim Cook
(978) 852-5054
Source:
Cookandcompanyre.idxbroker
Added: Jul 6
Changed: Aug 14
Last Checked: Aug 20 at 4:06AM
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 Kim Cook
Investment Insights
Based on property information with market context.
This waterfront mixed-use building combines commercial and residential space within a historic parcel. The first floor includes over 15,000+/- square feet of retail space, while the second and third floors provide over 7,000+/- square feet of combined office, retail, and residential uses. The residential component consists of two units, each over 2,400 square feet, including two penthouse units with panoramic waterfront views. One penthouse features 2 bedrooms, 1 and 1/2 baths, two fireplaces, an office, and panoramic views. The second penthouse offers a waterfront deed-restricted 2 bedroom, 2 bath configuration with an oversized deck. Basement storage extends throughout the entire building footprint.
The property is offered for sale and presents 141.87+/- feet of frontage within the TCC Zoning District. According to the public remarks, the parcel is among the larger lots in the district. The building offers 18+ parking spaces, supporting convenient access for tenants, employees, and visitors.
For buyers or operators seeking a mixed-use asset with both commercial frontage and residential units, the current configuration offers multiple on-building use types, including retail and office space above. The depth of on-site parking and the combination of retail and upper-level living/working space may support a range of tenant mixes within the existing building layout.
The property is offered for sale and presents 141.87+/- feet of frontage within the TCC Zoning District. According to the public remarks, the parcel is among the larger lots in the district. The building offers 18+ parking spaces, supporting convenient access for tenants, employees, and visitors.
For buyers or operators seeking a mixed-use asset with both commercial frontage and residential units, the current configuration offers multiple on-building use types, including retail and office space above. The depth of on-site parking and the combination of retail and upper-level living/working space may support a range of tenant mixes within the existing building layout.
Key Highlights
- Waterfront mixed‑use property with 141.87+/- ft of frontage in the TCC Zoning District
- Over 15,000+/- sq. ft. of ground‑floor retail space
- Over 7,000+/- sq. ft. on the 2nd and 3rd floors with a mix of office, retail, and residential space
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
$451,836
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
3.77%
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%
$9,036,720
$9.0M
Cap Rate 7%
$6,454,800
$6.5M
Cap Rate 9%
$5,020,400
$5.0M
Market Conditions
NOI Build-Up for 22,000 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
$660.0K $30.00/SF
− Vacancy
−$14.5K −$0.66/SF
EGI
$645.5K $29.34/SF
− OpEx
−$193.6K −$8.80/SF
NOI
$451.8K $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%
$9,036,720
Cap Rate 7%
$6,454,800
Cap Rate 9%
$5,020,400
Alternative Uses
Best Use
Retail
$6.45M
$5.65M – $7.53M
NOI $451,836 @ 7.0% cap · market cap 3.77%
Second Best
Mixed Use
$4.38M
$3.84M – $5.12M
NOI $306,900 @ 7.0% cap · market cap 2.56%
Theoretical Best
Office A
$8.97M
$7.84M – $10.46M
NOI $627,560 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,249
Businesses Nearby
Explore this area
Business Placement
Demographics for 02657, MA
3,664
Population
4,778
Households
0.8
Avg Household Size
58
Median Age
61%
College-Educated
96%
High-School Grad
9.7 sq mi
ZIP Area
378
Density / Sq Mi
$104,500
Median Household Income
$54,784
Median Earnings
$1,306
Median Rent
$769,500
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?
Mixed-use property - Waterfront mixed-use property with ground-floor retail, upper-level income space, and ample on-site parking.
Where is this mixed-use property located?
The property is located at 337 Commercial Street Provincetown, MA.
What is the asking price?
The asking price for this property is $11,995,000.
What are key features of this property?
This property features: Waterfront mixed‑use property with 141.87+/- ft of frontage in the TCC Zoning District; Over 15,000+/- sq. ft. of ground‑floor retail space; Over 7,000+/- sq. ft. on the 2nd and 3rd floors with a mix of office, retail, and residential space
