Mixed-Use Retail and Residence
For Sale
$899,000
Pending
820 Route 28, Harwich Port, MA 02646
Street-facing retail/gallery space plus an apartment, cottage, and separate workshop/studio on a highly visible Route 28 site.
Property Size3,156 SF
Days on Market92
Property Features for 820 Route 28
General Information
Standard status
Pending
Size
3,156 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,287
Building Details
Building Size
3,156 SF
Year Built
1885
Listing Agency:
Commercial Realty Advisors, Inc
(508) 862-9000
Listed By:
Kevin A. Pepe
(508) 862-9000
Source:
Elliman
Added: Jun 1
Changed: Aug 24
Last Checked: Aug 30 at 8:26PM
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 Commercial Realty Advisors, Inc
Investment Insights
Based on property information with market context.
This mixed-use commercial compound at 820 Route 28 includes street-facing retail/gallery space, a second-floor apartment, a detached one-bedroom cottage, and a separate workshop/studio building. The overall setup provides multiple on-site components that can support owner-occupancy or separate income uses depending on how the space is operated.
The property sits on a highly visible 0.52-acre site along Route 28 and is described as being near Harwich Port village amenities, beaches, marinas, restaurants, and shopping.
With several distinct buildings and space types under one ownership, the property offers a flexible Cape Cod-style configuration for retail, residential, and creative or workspace operations.
The property sits on a highly visible 0.52-acre site along Route 28 and is described as being near Harwich Port village amenities, beaches, marinas, restaurants, and shopping.
With several distinct buildings and space types under one ownership, the property offers a flexible Cape Cod-style configuration for retail, residential, and creative or workspace operations.
Key Highlights
- Mixed‑use commercial property on a highly visible ±0.52‑acre site on Route 28 in Harwich Port
- Includes approximately ±1,500 SF of street‑facing retail/gallery space
- Year built 1885, featuring a second‑floor apartment
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
$66,352
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
7.38%
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%
$1,327,040
$1.3M
Cap Rate 7%
$947,886
$947.9K
Cap Rate 9%
$737,244
$737.2K
Market Conditions
NOI Build-Up for 3,156 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
$110.6K $35.04/SF
− Vacancy
−$22.1K −$7.01/SF
EGI
$88.5K $28.03/SF
− OpEx
−$22.1K −$7.01/SF
NOI
$66.4K $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%
$1,327,040
Cap Rate 7%
$947,886
Cap Rate 9%
$737,244
Alternative Uses
Best Use
Office B
$947.9K
$829.4K – $1.11M
NOI $66,352 @ 7.0% cap · market cap 7.38%
Second Best
Retail
$926.0K
$810.2K – $1.08M
NOI $64,818 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,026 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
312
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?
Live-work space - Street-facing retail/gallery space plus an apartment, cottage, and separate workshop/studio on a highly visible Route 28 site.
Where is this live-work space located?
The property is located at 820 Route 28 Harwich Port, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Mixed‑use commercial property on a highly visible ±0.52‑acre site on Route 28 in Harwich Port; Includes approximately ±1,500 SF of street‑facing retail/gallery space; Year built 1885, featuring a second‑floor apartment
