Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Waterfront Property on Cape Cod Title is generated by Realmo AI

    164 Beale Way, Barnstable, MA 02630

    View on Map
    Claim this Listing
    New
    For Sale
    Contact for pricing

    Iconic waterfront property with pier and marine workshops.

    Type:Mixed Use, Special Purpose
    Property size:
    2,968 SF
    Lot size:
    0.50 Acres
    Price / SF:
    $672/SF
    Added:
    May 24, 2026
    Days on Market:
    7
    Last Refresh:
    May 27 at 8:24 am

    Property Features for 164 Beale Way

    General Information

    Standard status
    Active
    Size
    2,968 SF
    Lot size
    0.50 Acres
    Property subtype
    Mixed Use, Special Purpose

    Building Details

    Year Built
    1930

    We can help!

    Listing Contact
    Cliff Carroll

    Listing agent Cliff Carroll License #9508883

    Listing office The Carroll Company

    Listing date May 24, 2026

    Source Crexi

    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 The Carroll Company

    HighLights

    • Direct waterfront access on Barnstable Harbor with a 317‑foot pier.
    • Rare opportunity to own one of the last remaining working waterfront properties on Cape Cod.
    • Historic and iconic marine compound operating since 1938.
    • Located in a prestigious and historically significant harbor front setting, abutting the Barnstable Yacht Club.
    • Unobstructed 180‑degree panoramic waterfront views of Barnstable Harbor, Sandy Neck, and Sandy Neck Lighthouse.
    • Includes multiple marine workshops and a custom 2012 post/beam boathouse/office.

    Overview

    Located along Barnstable Harbor at the end of a private lane, the Howard Boats property is set on one-half acre of direct access waterfront. This marine compound has been operating since 1938. The property is surrounded by coastal estates and directly abuts the Barnstable Yacht Club. A 317-foot pier provides boating access and panoramic waterfront views. The property captures unobstructed 180-degree views across Barnstable Harbor, to the dunes of Sandy Neck, historic Sandy Neck Lighthouse, and cottages. The seaside compound includes multiple marine workshops and a custom 2012 post/beam boathouse/office. The property size is 2968 square feet.
    Location Intelligence

    Current Use by Public Records

    Howard Boats LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Parts Store Hotel & Motel Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Barnstable
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.3136306
    Latitude
    41.7087819

    Nearby Similar for Sale

    • $1,995,000
      2,968 SF

      Barnstable Harbor Waterfront Legacy Property

      Iconic waterfront property with pier and marine workshops.
      164 Beale Way, Barnstable, MA 02630
      View Details
    • $325,000
      532 SF

      Retail Unit on Main Street

      Commercial unit in active Cape Cod commercial district.
      569 Main St #2, Barnstable, MA 02601
      View Details
    • $329,000

      Main Street Retail Condo

      Highly visible commercial condo in the heart of Hyannis.
      569 Main Street #1, Barnstable, MA 02601
      View Details
    • $2,195,000
      13,424 SF

      Downtown Hyannis Commercial Space

      Prime commercial space in downtown Hyannis with diverse tenants.
      338 Main St, Barnstable, MA 02601
      View Details
    • $549,000
      2,200 SF

      Historic Hyannis Main Street Space

      Prime location suitable for retail, restaurant, or office.
      615 Main Street #13, Barnstable, MA 02601
      View Details
    • $325,000
      532 SF

      Retail Unit on Main Street

      Commercial unit in active Cape Cod retail district for sale.
      569 Main St #2, Barnstable, MA 02601
      View Details
    • $1,999,000
      6,300 SF

      Downtown Hyannis Commercial Building

      Prime investment opportunity in the heart of Downtown Hyannis.
      460 Main St, Barnstable, MA 02601
      View Details
    • $1,999,000
      6,216 SF

      Downtown Hyannis Commercial Building

      Prime investment opportunity in the heart of Downtown Hyannis.
      460 Main St, Barnstable, MA 02601
      View Details
    • $329,000

      Hyannis Mixed-Use Building For Sale

      Duplex in high-traffic area, ideal for investors or owner-users.
      705 Main St, Barnstable, MA 02601
      View Details
    • $1,399,000
      5,348 SF

      Downtown Hyannis Two-Unit Building

      Two-unit building in downtown Hyannis with investment opportunity.
      328 Main St, Barnstable, MA 02601
      View Details
    • $350,000

      Commercial

      540 Main St, Barnstable, MA 02601
      View Details
    • Contact for pricing
      21,220 SF

      Hyannis Multifamily Investment Opportunity

      34-unit multifamily property in Hyannis, Cape Cod.
      657 W Main St, Barnstable, MA 02601
      View Details

    FAQs

    What type of property is this?
    Marina - Iconic waterfront property with pier and marine workshops.
    Where is this marina located?
    The property is located at 164 Beale Way Barnstable, MA.
    What is the asking price?
    The asking price for this property is $1,995,000.
    What are key features of this property?
    This property features: Direct waterfront access on Barnstable Harbor with a **317‑foot pier**.; Rare opportunity to own one of the last remaining working waterfront properties on Cape Cod.; Historic and iconic marine compound operating since 1938.
    (508) 771-2000 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Cliff Carroll
    Real Estate License ID: 9508883
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    164 Beale Way, Barnstable, MA 02630
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!