Commercially Zoned Ranch with
For Sale
$675,000
195 Underpass, Brewster, MA 02631
Unique opportunity: live and work or convert to full office.
Property Size1,204 SF
Price / SF$560.63
Days on Market403
Property Features for 195 Underpass
General Information
Standard status
Active
Size
1,204 SF
Taxes and HOA fees
Annual Taxes
$3,421
Building Details
Year Built
1969
Listing Agency:
KINLIN GROVER COMPASS
(508) 364-5845
Listed By:
AMY L HARBECK · License #9554777
Source:
Corcoran
Added: Jul 7, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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.
This property features a ranch-style house situated on a 0.41-acre commercially zoned lot, offering visibility on a main road. The property is currently configured as a three-bedroom residence but can be modified for 100% office space and storage. The setting combines business frontage with a private backyard retreat, including a deck and yard. The property includes three garage bays with storage above, and a horseshoe driveway providing ample parking. The house offers one-floor living with main floor laundry. In 2013, the house was completely renovated, including re-insulation, replacement of interior doors, sliders, and most windows, along with new plumbing and electrical systems. The primary bedroom features a private bath with tile floors and a walk-in shower. The third bedroom is a separate studio suite with a full bath, ductless AC/heat, and exterior access from its own deck. The main part of the house has gas hot water heat and hardwood floors, with tile floors in the kitchen. A full basement includes one finished room used as an office. The property abuts a vacant 0.34-acre parcel that is also available for sale.
Key Highlights
- Commercially zoned lot on a main road offers business opportunity or office conversion.
- Three garage bays with storage above and horseshoe driveway provide ample parking.
- Completely renovated in 2013** with new insulation, doors, windows, plumbing, and electrical.
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
$25,313
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
3.75%
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%
$506,260
$506.3K
Cap Rate 7%
$361,614
$361.6K
Cap Rate 9%
$281,256
$281.3K
Market Conditions
NOI Build-Up for 1,204 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
$42.2K $35.04/SF
− Vacancy
−$8.4K −$7.01/SF
EGI
$33.8K $28.03/SF
− OpEx
−$8.4K −$7.01/SF
NOI
$25.3K $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%
$506,260
Cap Rate 7%
$361,614
Cap Rate 9%
$281,256
Alternative Uses
Best Use
Office B
$361.6K
$316.4K – $421.9K
NOI $25,313 @ 7.0% cap · market cap 3.75%
Second Best
Mixed Use
$239.9K
$210.0K – $279.9K
NOI $16,796 @ 7.0% cap · market cap 2.49%
Theoretical Best
Office A
$490.6K
$429.3K – $572.4K
NOI $34,345 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Explore this area
Business Placement
Demographics for 02631, MA
10,178
Population
8,215
Households
1.2
Avg Household Size
58
Median Age
52%
College-Educated
98%
High-School Grad
22.2 sq mi
ZIP Area
458
Density / Sq Mi
$93,427
Median Household Income
$47,395
Median Earnings
$1,386
Median Rent
$621,800
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?
Mixed-use property - Unique opportunity: live and work or convert to full office.
Where is this mixed-use property located?
The property is located at 195 Underpass Brewster, MA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Commercially zoned lot on a main road offers business opportunity or office conversion.; Three garage bays with storage above and horseshoe driveway provide ample parking.; Completely renovated in 2013** with new insulation, doors, windows, plumbing, and electrical.
