Multi-Tenant Office and
For Sale
Contact for pricing
133 Route 6a, Sandwich, MA 02563
A renovated mixed-use building offers nine office and retail spaces with a spacious reception and conference areas.
Property Size4,625 SF
Price / SF$475.68
Days on Market93
Property Features for 133 Route 6a
General Information
Standard status
Active
Size
4,625 SF
Total Parking Spaces
6
Property subtype
OFFICE
Lease Type
NNN
Additional Details
Multifamily Units
1
Amenities
reception area
individual offices
private conference rooms
Building Details
Year Renovated
2025
Listing Agency:
Advisors Commercial
(617) 908-6775
Listed By:
Henry McIntyre
(978) 764-2656
Source:
Moodyscre
Added: Jun 16
Changed: Sep 6
Last Checked: Sep 15 at 9:01AM
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 Advisors Commercial
Investment Insights
Based on property information with market context.
This property includes nine total spaces for office or retail use, supported by a spacious reception area along with individual offices and private conference rooms. The building also includes an occupied 1-bedroom, 1-bath apartment with a separate entry.
Exterior renovations were completed in 2025, including upgrades to the roof, windows, and ramp. The building provides six parking spaces and is described as offering high visibility in Sandwich.
A triple-net lease purchase option is available, and financing is available to qualified buyers.
Exterior renovations were completed in 2025, including upgrades to the roof, windows, and ramp. The building provides six parking spaces and is described as offering high visibility in Sandwich.
A triple-net lease purchase option is available, and financing is available to qualified buyers.
Key Highlights
- 9 total spaces for office or retail use, including a spacious reception area and private conference rooms
- Exterior building renovations completed in 2025, including roof, windows, and ramp
- Includes a 1,200+ SF 1 bed, 1 bath apartment with a separate entry, currently occupied
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
$97,236
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
4.42%
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%
$1,944,720
$1.9M
Cap Rate 7%
$1,389,086
$1.4M
Cap Rate 9%
$1,080,400
$1.1M
Market Conditions
NOI Build-Up for 4,625 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
$162.1K $35.04/SF
− Vacancy
−$32.4K −$7.01/SF
EGI
$129.6K $28.03/SF
− OpEx
−$32.4K −$7.01/SF
NOI
$97.2K $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%
$1,944,720
Cap Rate 7%
$1,389,086
Cap Rate 9%
$1,080,400
Alternative Uses
Best Use
Office B
$1.39M
$1.22M – $1.62M
NOI $97,236 @ 7.0% cap · market cap 4.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.88M
$1.65M – $2.20M
NOI $131,930 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
366
Businesses Nearby
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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
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office units - A renovated mixed-use building offers nine office and retail spaces with a spacious reception and conference areas.
Where is this office units located?
The property is located at 133 Route 6a Sandwich, MA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 9 total spaces for office or retail use, including a spacious reception area and private conference rooms; Exterior building renovations completed in 2025, including roof, windows, and ramp; Includes a 1,200+ SF 1 bed, 1 bath apartment with a separate entry, currently occupied
