Historic Live-Work
For Sale
$579,000
194 Route 6a, Yarmouth Port, MA 02675
Residential and service-business use are combined within a commercially zoned property near coastal recreation and established local destinations.
Property Size929 SF
Price / SF$623.25
Days on Market94
Property Features for 194 Route 6a
General Information
Standard status
Active
Size
929 SF
Property subtype
Commercial: Retail
Zoning
Comm/Ind
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$2,131
Building Details
Building Size
929 SF
Year Built
1870
Buildings
1
Stories
2
Listing Agency:
Kinlin Grover Compass
(508) 349-3100
Listed By:
Donna M Maloney
(508) 349-3100
Source:
Downcaperealty
Added: May 29
Changed: Aug 30
Last Checked: Aug 30 at 12:22PM
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
Investment Insights
Based on property information with market context.
Built in 1870, this live-work property is designed around the combination of a primary residence and a small service-oriented business. The Comm/Ind zoning supports its commercial positioning, while the property’s format allows residential and business functions to coexist in one location.
The property is located at 194 Route 6a in Yarmouth Port, near Dennis Pond and Gray’s Beach. It is also set among the historic walking streets of Thatcher Shores, placing the property within a coastal setting with access to nearby outdoor and waterfront destinations.
The property is located at 194 Route 6a in Yarmouth Port, near Dennis Pond and Gray’s Beach. It is also set among the historic walking streets of Thatcher Shores, placing the property within a coastal setting with access to nearby outdoor and waterfront destinations.
Key Highlights
- Live‑work property combining a primary residence with a small service‑based business
- Comm/Ind zoning
- Built in 1870
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
$19,531
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
3.37%
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%
$390,620
$390.6K
Cap Rate 7%
$279,014
$279.0K
Cap Rate 9%
$217,011
$217.0K
Market Conditions
NOI Build-Up for 929 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
$32.6K $35.04/SF
− Vacancy
−$6.5K −$7.01/SF
EGI
$26.0K $28.03/SF
− OpEx
−$6.5K −$7.01/SF
NOI
$19.5K $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%
$390,620
Cap Rate 7%
$279,014
Cap Rate 9%
$217,011
Alternative Uses
Best Use
Office B
$279.0K
$244.1K – $325.5K
NOI $19,531 @ 7.0% cap · market cap 3.37%
Second Best
Mixed Use
$185.1K
$162.0K – $216.0K
NOI $12,960 @ 7.0% cap · market cap 2.24%
Theoretical Best
Office A
$378.6K
$331.3K – $441.7K
NOI $26,500 @ 7.0% cap · market cap 4.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
149
Businesses Nearby
Explore this area
Business Placement
Demographics for 02675, MA
6,712
Population
4,051
Households
1.7
Avg Household Size
61
Median Age
53%
College-Educated
97%
High-School Grad
8.8 sq mi
ZIP Area
763
Density / Sq Mi
$111,555
Median Household Income
$59,696
Median Earnings
$1,673
Median Rent
$544,300
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 - Residential and service-business use are combined within a commercially zoned property near coastal recreation and established local destinations.
Where is this live-work space located?
The property is located at 194 Route 6a Yarmouth Port, MA.
What is the asking price?
The asking price for this property is $579,000.
What are key features of this property?
This property features: Live‑work property combining a primary residence with a small service‑based business; Comm/Ind zoning; Built in 1870
