Residential Income Property with Golf
New
For Sale
$2,899,000
22 Clayton Cir Unit A, Mashpee, MA 02649
Spacious townhome includes a screened porch, fenced yard, and multiple flexible living areas.
Property Size4,368 SF
Price / SF$663.69
Days on Market4
Property Features for 22 Clayton Cir Unit A
General Information
Standard status
Active
Size
4,368 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$16,110
Amenities
screened porch
stone patio
gas firepit
finished lower level
full house generator
community pool
cabanas
grilling area
firepit area
air filtration system
wine cooler
beverage fridge
Building Details
Year Built
2020
Listing Agency:
Southworth Willowbend Real Estate, LLC
(781) 933-2500
Listed By:
Team Willowbend
(413) 333-7776
Source:
Kiklisre
Added: Sep 12
Changed: Sep 15
Last Checked: Sep 15 at 11:23AM
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 Southworth Willowbend Real Estate, LLC
Investment Insights
Based on property information with market context.
Built in 2020, this 4,368-square-foot townhome at 22 Clayton Cir Unit A includes 4+ bedrooms and 4.5 bathrooms. The main level combines kitchen, dining, and living areas with access to an enlarged screened porch, fenced backyard, stone patio, gas firepit, and views toward the 3rd fairway. A first-floor office includes custom built-in cabinetry, while the primary suite features his-and-hers closets, Lutron electric blackout shades, and a Porcelanosa tile bathroom.
Two guest suites, an additional guest room, a bonus room with shared bath, and a finished lower level provide substantial flexibility for guests, work, recreation, or entertaining. Interior improvements include Sawyer Mason wood floors, custom built-ins, a 36-inch Sub-Zero refrigerator, 30-inch Wolf range, wine cooler, beverage refrigerator, whole-house generator, air filtration with HEPA filters and UV lights, and Lutron blackout shades in all bedrooms. The gated Riverbend at Willowbend community offers a pool, cabanas, grilling areas, and firepit areas. Furniture is available for purchase with some exclusions.
Two guest suites, an additional guest room, a bonus room with shared bath, and a finished lower level provide substantial flexibility for guests, work, recreation, or entertaining. Interior improvements include Sawyer Mason wood floors, custom built-ins, a 36-inch Sub-Zero refrigerator, 30-inch Wolf range, wine cooler, beverage refrigerator, whole-house generator, air filtration with HEPA filters and UV lights, and Lutron blackout shades in all bedrooms. The gated Riverbend at Willowbend community offers a pool, cabanas, grilling areas, and firepit areas. Furniture is available for purchase with some exclusions.
Key Highlights
- 4,368‑square‑foot townhome built in 2020
- 4+ bedrooms and 4.5 bathrooms, plus a bonus room with shared bath
- Enlarged screened porch, fenced backyard, stone patio, and gas firepit
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
$87,527
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
3.02%
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%
$1,750,540
$1.8M
Cap Rate 7%
$1,250,386
$1.3M
Cap Rate 9%
$972,522
$972.5K
Market Conditions
NOI Build-Up for 4,368 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
$164.1K $37.56/SF
− Vacancy
−$4.9K −$1.13/SF
EGI
$159.1K $36.43/SF
− OpEx
−$71.6K −$16.39/SF
NOI
$87.5K $20.04/SF
Area
Barnstable County, MA
Vacancy
3.00%
Lease Rate
$37.56 /SF/Yr
Expense Ratio
45.00%
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%
$1,750,540
Cap Rate 7%
$1,250,386
Cap Rate 9%
$972,522
Alternative Uses
Best Use
Apartment 5plus
$1.25M
$1.09M – $1.46M
NOI $87,527 @ 7.0% cap · market cap 3.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,599 @ 7.0% cap · market cap 4.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
600
Businesses Nearby
Explore this area
Business Placement
Demographics for 02649, MA
15,060
Population
10,522
Households
1.4
Avg Household Size
55
Median Age
44%
College-Educated
98%
High-School Grad
23.4 sq mi
ZIP Area
644
Density / Sq Mi
$95,852
Median Household Income
$52,826
Median Earnings
$1,808
Median Rent
$515,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Spacious townhome includes a screened porch, fenced yard, and multiple flexible living areas.
Where is this residential income property located?
The property is located at 22 Clayton Cir Unit A Mashpee, MA.
What is the asking price?
The asking price for this property is $2,899,000.
What are key features of this property?
This property features: 4,368‑square‑foot townhome built in 2020; 4+ bedrooms and 4.5 bathrooms, plus a bonus room with shared bath; Enlarged screened porch, fenced backyard, stone patio, and gas firepit
