Retail Space with Harbor-Facing
For Sale
$595,000
193 Commercial Street, Provincetown, MA 02657
Commercial Sale, Provincetown, MA
Property Size1,450 SF
Lot Size0.32 Acres
Price / SF$410.34
Days on Market47
Property Features for 193 Commercial Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
TCC
Appliances
Water Heater
View
Harbor
Directions
Bradford St to Carver St. Right on Commercial St. 193 Commercial St is on your left.
Subdivision
Provincetown
Standard status
Active
APN
PROV M:11-1 B: L:6-1-06A
Size
1,450 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1548
Utilities
Sewer type
Public Sewer
Cooling system
Wall Unit(s)
Water source
Public
Water front
1
Amenities
private harbor-facing deck
French doors
dual private entrances
Building Details
Year built
1899
Floors in Building
2
Flooring type
Vinyl
Building materials
Shingle Siding
Roof type
Asphalt
Listing Agency:
Berkshire Hathaway HomeServices Robert Paul Properties
(508) 487-3020
Listed By:
Max Cliggott-Perlt
(774) 538-9445
Added: Jul 27
Changed: Sep 6
Last Checked: Sep 11 at 6:06PM
MLS# 22603622
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,450-square-foot retail property comprises two connected commercial suites currently arranged as gallery spaces. The open interiors feature white walls, track lighting, vinyl flooring, wall-unit cooling, and separate access points. Unit A provides street-facing exposure through two sets of French doors, while Unit B connects to a private deck oriented toward Provincetown Harbor. A front entrance and rear stairwell create additional flexibility for future interior planning, subject to town review and buyer verification of use compliance.
Constructed in 1899, the property has shingle siding, an asphalt roof, public water, and public sewer. It is located at 193 Commercial Street in Provincetown, with the two-suite layout supporting office, retail, gallery, or other creative applications identified for the space.
Constructed in 1899, the property has shingle siding, an asphalt roof, public water, and public sewer. It is located at 193 Commercial Street in Provincetown, with the two-suite layout supporting office, retail, gallery, or other creative applications identified for the space.
Key Highlights
- 1,450‑square‑foot retail property configured as two connected commercial suites
- Unit A measures 955 sq. ft. and fronts Commercial Street with two sets of French doors
- Unit B measures 495 sq. ft. and opens onto a private harbor‑facing deck
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
$30,485
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
5.12%
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%
$609,700
$609.7K
Cap Rate 7%
$435,500
$435.5K
Cap Rate 9%
$338,722
$338.7K
Market Conditions
NOI Build-Up for 1,450 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
$50.8K $35.04/SF
− Vacancy
−$10.2K −$7.01/SF
EGI
$40.6K $28.03/SF
− OpEx
−$10.2K −$7.01/SF
NOI
$30.5K $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%
$609,700
Cap Rate 7%
$435,500
Cap Rate 9%
$338,722
Alternative Uses
Best Use
Office B
$435.5K
$381.1K – $508.1K
NOI $30,485 @ 7.0% cap · market cap 5.12%
Second Best
Retail
$425.4K
$372.3K – $496.3K
NOI $29,780 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$590.9K
$517.0K – $689.4K
NOI $41,362 @ 7.0% cap · market cap 6.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,262
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Two connected commercial suites offer flexible gallery, office, retail, and creative-use configurations.
Where is this retail space located?
The property is located at 193 Commercial Street Provincetown, MA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 1,450‑square‑foot retail property configured as two connected commercial suites; Unit A measures 955 sq. ft. and fronts Commercial Street with two sets of French doors; Unit B measures 495 sq. ft. and opens onto a private harbor‑facing deck
