Office Building on Route
For Sale
$849,000
2548 STATE HWY RTE 6, Wellfleet, MA 02667
COMMERCIAL - Wellfleet, MA
Property Size2,186 SF
Lot Size0.79 Acres
Price / SF$388.38
Days on Market209
Property Features for 2548 STATE HWY RTE 6
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
C
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
On Route 6, right side heading North, just before the Wellfleet Center intersection.
Subdivision
Wellfleet
Standard status
Active
APN
23-37-0
Size
2,186 SF
Lot size
0.79 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
2789
Utilities
Sewer type
Septic Tank
Heating system
Oil
Water source
Well
Building Details
Year built
1929
Floors in Building
2
Flooring type
Hardwood
Building materials
Shingle Siding
Roof type
Shingle, Asphalt
Listing Agency:
Kinlin Grover Compass
(508) 240-0334
Listed By:
Nat S Santoro · License #141467
(508) 274-0509
Added: Feb 2
Changed: Aug 11
Last Checked: Aug 30 at 3:06PM
MLS# 22600314
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 offering includes a 2,189-square-foot office building that is described as convertible to specific office needs. The property sits on 0.79 acres, providing room for potential expansion. The exterior includes space suitable for a large front sign, supporting business visibility from the main road. Tenants are currently in place.
The property is located on State Highway Route 6, just before the Wellfleet Center intersection. The stated setting is a highly traveled area, and the main-road positioning is a key part of the property’s commercial exposure.
For an owner-user or investor looking for an office asset with flexibility, the existing building can be tailored to a tenant’s requirements. The current tenant occupancy may appeal to buyers seeking an income-producing property at the time of purchase. With nearly one acre of land, the site also offers potential to add or expand improvements if future plans call for additional space. The seller may consider creative owner financing for qualified buyers.
The property is located on State Highway Route 6, just before the Wellfleet Center intersection. The stated setting is a highly traveled area, and the main-road positioning is a key part of the property’s commercial exposure.
For an owner-user or investor looking for an office asset with flexibility, the existing building can be tailored to a tenant’s requirements. The current tenant occupancy may appeal to buyers seeking an income-producing property at the time of purchase. With nearly one acre of land, the site also offers potential to add or expand improvements if future plans call for additional space. The seller may consider creative owner financing for qualified buyers.
Key Highlights
- 2,189 SF office space on Route 6 just before the Wellfleet Center intersection
- 0.79‑acre lot with potential for expansion
- Tenants in place (do not approach tenants and employees)
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
$45,958
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
5.41%
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%
$919,160
$919.2K
Cap Rate 7%
$656,543
$656.5K
Cap Rate 9%
$510,644
$510.6K
Market Conditions
NOI Build-Up for 2,186 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
$76.6K $35.04/SF
− Vacancy
−$15.3K −$7.01/SF
EGI
$61.3K $28.03/SF
− OpEx
−$15.3K −$7.01/SF
NOI
$46.0K $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%
$919,160
Cap Rate 7%
$656,543
Cap Rate 9%
$510,644
Alternative Uses
Best Use
Office B
$656.5K
$574.5K – $766.0K
NOI $45,958 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$890.8K
$779.5K – $1.04M
NOI $62,357 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
Explore this area
Business Placement
Demographics for 02667, MA
3,309
Population
4,139
Households
0.8
Avg Household Size
60
Median Age
56%
College-Educated
99%
High-School Grad
16.9 sq mi
ZIP Area
196
Density / Sq Mi
$115,469
Median Household Income
$48,186
Median Earnings
$1,200
Median Rent
$760,000
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?
Office building - Office building on Route 6 near Wellfleet Center, with on-site tenants and space for potential expansion.
Where is this office building located?
The property is located at 2548 STATE HWY RTE 6 Wellfleet, MA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 2,189 SF office space on Route 6 just before the Wellfleet Center intersection; 0.79‑acre lot with potential for expansion; Tenants in place (do not approach tenants and employees)
