Mixed-Use Property with
For Sale
$950,000
2653 Main Street, Chatham, MA 02633
Combined hospitality and residential improvements include a full-service dining operation, commercial kitchen, apartment, and cottage.
Property Size2,252 SF
Days on Market10
Property Features for 2653 Main Street
General Information
Standard status
Active
Size
2,252 SF
Property subtype
Commercial
Zoning
S.Chat
Financials
Asking Price
$950,000
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$2,235
Building Details
Building Size
2,252 SF
Year Built
1860
Stories
2
Listing Agency:
Classic Cape Real Estate, LLC
Listed By:
Ken Hager
(508) 737-9974
Source:
Link.flexmls
Added: Sep 6
Changed: Sep 15
Last Checked: Sep 15 at 4:04AM
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 Classic Cape Real Estate, LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines the Pisces Coastal Kitchen restaurant and bar with supporting hospitality and residential improvements. The offering includes a commercial kitchen, a second-floor apartment, and an attached residential cottage within the same property.
Constructed in 1860, the property is located at 2653 Main Street in South Chatham along Route 28. Zoning is identified as S.Chat, and the restaurant, bar, apartment, and cottage create a combination of commercial and residential components in one asset.
Constructed in 1860, the property is located at 2653 Main Street in South Chatham along Route 28. Zoning is identified as S.Chat, and the restaurant, bar, apartment, and cottage create a combination of commercial and residential components in one asset.
Key Highlights
- Full‑service restaurant and bar included
- Commercial kitchen on site
- Second‑floor apartment
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
$34,731
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
3.66%
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%
$694,620
$694.6K
Cap Rate 7%
$496,157
$496.2K
Cap Rate 9%
$385,900
$385.9K
Market Conditions
NOI Build-Up for 2,252 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
$48.6K $21.60/SF
− Vacancy
−$2.3K −$1.04/SF
EGI
$46.3K $20.56/SF
− OpEx
−$11.6K −$5.14/SF
NOI
$34.7K $15.42/SF
Area
Barnstable County, MA
Vacancy
4.80%
Lease Rate
$21.60 /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%
$694,620
Cap Rate 7%
$496,157
Cap Rate 9%
$385,900
Alternative Uses
Best Use
Specialty Retail
$496.2K
$434.1K – $578.9K
NOI $34,731 @ 7.0% cap · market cap 3.66%
Second Best
Industrial
$464.5K
$406.5K – $542.0K
NOI $32,518 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$917.7K
$803.0K – $1.07M
NOI $64,239 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
128
Businesses Nearby
Explore this area
Business Placement
Demographics for 02633, MA
4,664
Population
5,425
Households
0.9
Avg Household Size
62
Median Age
65%
College-Educated
99%
High-School Grad
8.6 sq mi
ZIP Area
542
Density / Sq Mi
$94,036
Median Household Income
$50,038
Median Earnings
$1,005
Median Rent
$881,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combined hospitality and residential improvements include a full-service dining operation, commercial kitchen, apartment, and cottage.
Where is this mixed-use property located?
The property is located at 2653 Main Street Chatham, MA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Full‑service restaurant and bar included; Commercial kitchen on site; Second‑floor apartment
