Mixed-Use Property with
For Sale
$950,000
2653 Main Street, Chatham, MA 02659
Includes a full-service dining operation, bar, commercial kitchen, and residential accommodations.
Property Size2,252 SF
Lot Size0.22 Acres
Price / SF$421.85
Days on Market182
Property Features for 2653 Main Street
General Information
Standard status
Active
Size
2,252 SF
Lot size
0.22 Acres
Property subtype
Commercial
Lease Term
[]
Financials
Asking Price
$950,000
Business Included
Yes
Building Details
Year Built
1860
Listing Agency:
William Raveis Real Estate & Homes Services
Listed By:
Sharon Dixon
(781) 645-0505
Source:
Yourhomeforsale
Added: Mar 9
Changed: Sep 5
Last Checked: Jul 20 at 2:31PM
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 William Raveis Real Estate & Homes Services
Investment Insights
Based on property information with market context.
Pisces Coastal Kitchen is offered with the underlying mixed-use property at 2653 Main Street. The approximately 2,252-square-foot building includes a full-service restaurant and bar, commercial kitchen, second-floor apartment, and attached residential cottage. The property was built in 1860 and occupies a 9,401-square-foot parcel.
Located on Route 28 in South Chatham, the property is identified in public records as commercial/office/residential mixed use. The combination of an operating hospitality business, restaurant infrastructure, and multiple residential components creates a single-property configuration with both commercial and residential space.
Located on Route 28 in South Chatham, the property is identified in public records as commercial/office/residential mixed use. The combination of an operating hospitality business, restaurant infrastructure, and multiple residential components creates a single-property configuration with both commercial and residential space.
Key Highlights
- Mixed‑use property at 2653 Main Street in South Chatham
- Approximately 2,252 SF building on a 9,401 SF parcel
- Full‑service restaurant and bar with commercial kitchen
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
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
128
Businesses Nearby
Explore this area
Business Placement
Demographics for 02659, MA
1,100
Population
1,187
Households
0.9
Avg Household Size
60
Median Age
62%
College-Educated
98%
High-School Grad
2.0 sq mi
ZIP Area
550
Density / Sq Mi
$87,368
Median Household Income
$62,578
Median Earnings
$1,232
Median Rent
$650,400
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 - Includes a full-service dining operation, bar, commercial kitchen, and residential accommodations.
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: Mixed‑use property at 2653 Main Street in South Chatham; Approximately 2,252 SF building on a 9,401 SF parcel; Full‑service restaurant and bar with commercial kitchen
