Converted Office
For Sale
$1,399,000
476 Route 28 Harwich, Harwich Port, MA 02646
Nearly 4,000 sq. ft. office building with reception, conference rooms, individual offices, and ample off-street parking.
Property Size4,000 SF
Price / SF$349.75
Days on Market35
Property Features for 476 Route 28 Harwich
General Information
Standard status
Active
Size
4,000 SF
Zoning
CV
Taxes and HOA fees
Annual Taxes
$622,658
Amenities
0.64
No
Building Details
Year Built
1927
Listing Agency:
Kinlin Grover Compass Commercial
(888) 854-7493
Listed By:
Raniery Guimaraes De Almeida · License #141467
(888) 854-7493
Source:
Ma.exprealty
Added: Jul 11
Changed: Aug 14
Last Checked: Aug 14 at 3:34AM
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 Kinlin Grover Compass Commercial
Investment Insights
Based on property information with market context.
This nearly 4,000 square foot office building was converted from a Cape-style home and now includes an inviting front reception area, conference rooms, individual offices, and larger rooms designed for multiple desks. The current configuration supports a mix of private and collaborative workspaces within one building.
The property is located in busy Harwich Port at 476 Route 28 and features a large front sign. Ample off-street parking is available for employee and visitor use. Tenants are in place, and showings are by appointment only; please do not approach tenants or employees.
As an office-focused conversion, the layout is oriented around reception, meeting/conference space, and multiple office rooms to accommodate day-to-day operational needs.
The property is located in busy Harwich Port at 476 Route 28 and features a large front sign. Ample off-street parking is available for employee and visitor use. Tenants are in place, and showings are by appointment only; please do not approach tenants or employees.
As an office-focused conversion, the layout is oriented around reception, meeting/conference space, and multiple office rooms to accommodate day-to-day operational needs.
Key Highlights
- Nearly 4,000 sq. ft. office building in busy Harwich Port
- Converted 4‑bedroom, 4‑bath Cape‑style home into an office with reception, conference rooms, and individual offices
- Includes large office rooms with multiple desks
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
$84,096
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
6.01%
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%
$1,681,920
$1.7M
Cap Rate 7%
$1,201,371
$1.2M
Cap Rate 9%
$934,400
$934.4K
Market Conditions
NOI Build-Up for 4,000 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
$140.2K $35.04/SF
− Vacancy
−$28.0K −$7.01/SF
EGI
$112.1K $28.03/SF
− OpEx
−$28.0K −$7.01/SF
NOI
$84.1K $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%
$1,681,920
Cap Rate 7%
$1,201,371
Cap Rate 9%
$934,400
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $84,096 @ 7.0% cap · market cap 6.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.63M
$1.43M – $1.90M
NOI $114,102 @ 7.0% cap · market cap 8.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Explore this area
Business Placement
Demographics for 02646, MA
1,926
Population
2,519
Households
0.8
Avg Household Size
63
Median Age
65%
College-Educated
100%
High-School Grad
2.9 sq mi
ZIP Area
664
Density / Sq Mi
$74,276
Median Household Income
$59,737
Median Earnings
$1,964
Median Rent
$723,600
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 - Nearly 4,000 sq. ft. office building with reception, conference rooms, individual offices, and ample off-street parking.
Where is this office building located?
The property is located at 476 Route 28 Harwich Harwich Port, 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: Nearly 4,000 sq. ft. office building in busy Harwich Port; Converted 4‑bedroom, 4‑bath Cape‑style home into an office with reception, conference rooms, and individual offices; Includes large office rooms with multiple desks
