Downtown Mixed-Use Retail
For Sale
$5,250,000
199 Main Street Falmouth, Falmouth, MA 02540
This mixed-use property includes three street-level commercial spaces and a renovated 3BR/2BA apartment above.
Property Size11,100 SF
Price / SF$472.97
Days on Market47
Property Features for 199 Main Street Falmouth
General Information
Standard status
Active
Size
11,100 SF
Total Parking Spaces
6
Zoning
B1
Additional Details
Road Access
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$11,005
Amenities
0.28
No
Building Details
Year Built
1980
Tenancy
Multi
Listing Agency:
Amaral & Associates RE
(508) 674-4972
Listed By:
Jeffrey Perry · License #1001759
(508) 674-4972
Source:
Amaraladvantage
Added: Jul 10
Changed: Aug 25
Last Checked: Aug 25 at 6:29AM
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 Amaral & Associates RE
Investment Insights
Based on property information with market context.
This mixed-use property includes approximately 9,600 square feet of retail/commercial space along with a renovated 1,500 square foot, 3BR/2BA apartment above. The commercial portion is comprised of three separate spaces sized approximately 1,600 square feet, 4,500 square feet, and 3,500 square feet. Each commercial space has a full basement, providing storage and utility space not included in the stated square footage.
The building is located directly on Main Street in downtown Falmouth, with dedicated parking for approximately five to six vehicles plus abundant street parking. A municipal parking lot is one block away, and the area is described as having year-round activity with nearby shops and restaurants.
For practical day-to-day operations, the combination of multiple commercial suites and an apartment above supports flexible occupancy, with basement space available for each retail/commercial area.
The building is located directly on Main Street in downtown Falmouth, with dedicated parking for approximately five to six vehicles plus abundant street parking. A municipal parking lot is one block away, and the area is described as having year-round activity with nearby shops and restaurants.
For practical day-to-day operations, the combination of multiple commercial suites and an apartment above supports flexible occupancy, with basement space available for each retail/commercial area.
Key Highlights
- Mixed‑use property on Main Street in downtown Falmouth with three street‑level commercial spaces totaling ~9,600 sq. ft.
- Includes a renovated 1,500 sq. ft. 3BR/2BA apartment above the retail/commercial spaces.
- Commercial space breakdown: ~1,600 sq. ft., ~4,500 sq. ft., and ~3,500 sq. ft., each with a full basement for extra storage/utility space.
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
$227,972
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
4.34%
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%
$4,559,440
$4.6M
Cap Rate 7%
$3,256,743
$3.3M
Cap Rate 9%
$2,533,022
$2.5M
Market Conditions
NOI Build-Up for 11,100 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
$333.0K $30.00/SF
− Vacancy
−$7.3K −$0.66/SF
EGI
$325.7K $29.34/SF
− OpEx
−$97.7K −$8.80/SF
NOI
$228.0K $20.54/SF
Area
Barnstable County, MA
Vacancy
2.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$4,559,440
Cap Rate 7%
$3,256,743
Cap Rate 9%
$2,533,022
Alternative Uses
Best Use
Retail
$3.26M
$2.85M – $3.80M
NOI $227,972 @ 7.0% cap · market cap 4.34%
Second Best
Mixed Use
$2.21M
$1.94M – $2.58M
NOI $154,845 @ 7.0% cap · market cap 2.95%
Theoretical Best
Office A
$4.52M
$3.96M – $5.28M
NOI $316,632 @ 7.0% cap · market cap 6.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
827
Businesses Nearby
Explore this area
Business Placement
Demographics for 02540, MA
8,450
Population
6,200
Households
1.4
Avg Household Size
61
Median Age
59%
College-Educated
94%
High-School Grad
11.0 sq mi
ZIP Area
768
Density / Sq Mi
$88,266
Median Household Income
$52,243
Median Earnings
$1,328
Median Rent
$756,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - This mixed-use property includes three street-level commercial spaces and a renovated 3BR/2BA apartment above.
Where is this mixed-use property located?
The property is located at 199 Main Street Falmouth Falmouth, MA.
What is the asking price?
The asking price for this property is $5,250,000.
What are key features of this property?
This property features: Mixed‑use property on Main Street in downtown Falmouth with three street‑level commercial spaces totaling ~9,600 sq. ft.; Includes a renovated 1,500 sq. ft. 3BR/2BA apartment above the retail/commercial spaces.; Commercial space breakdown: ~1,600 sq. ft., ~4,500 sq. ft., and ~3,500 sq. ft., each with a full basement for extra storage/utility space.
