Retail Building with Two
New
For Sale
$995,000
28 Barnstable Road, Hyannis, MA 02601
Commercial Sale, Hyannis, MA
Property Size4,323 SF
Lot Size0.27 Acres
Price / SF$230.16
Days on Market1
Property Features for 28 Barnstable Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
DMS
Parking
18
Parking features
Open, Off Street, Parking Lot
Basement
Partial
Appliances
Water Heater
Elementary school district
Barnstable
Middle school district
Barnstable
High school district
Barnstable
Subdivision
Barnstable
Standard status
Active
APN
HYAN M:0327 B:0077 L:0000
Size
4,323 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3711
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Oil
Cooling system
Central Air
Water source
Public
Building Details
Year built
1890
Floors in Building
2
Number of units
3
Flooring type
Laminate, Wood
Building materials
Wood Siding, Wood Frame, Clapboard
Roof type
Asphalt, Membrane
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(508) 862-8021
Listed By:
George Vasvatekis · License #9530428
(781) 635-4601
Added: Sep 27
Last Checked: Sep 27 at 10:06PM
MLS# 22604902
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 4,323-square-foot retail building has two street-level suites and a second floor. Lash Boutique occupies one ground-floor suite, approximately 1,589 square feet, following a substantial interior renovation. The other street-level space, approximately 1,407 square feet, and the upper floor, approximately 1,242 square feet, have been taken back to the framing and are ready for commercial buildout. Conceptual architectural and engineering plans for three apartments are also available for consideration; they do not establish approval for residential use. The property was built in 1890 and occupies a 0.27-acre lot zoned DMS, with public water and sewer service.
The building is one block from Main Street and has visibility from North Street. It also features central air and off-street parking.
The building is one block from Main Street and has visibility from North Street. It also features central air and off-street parking.
Key Highlights
- 4,323‑square‑foot retail building on a 0.27‑acre lot
- Two ground‑floor suites and an approximately 1,242‑square‑foot second floor
- Lash Boutique occupies an approximately 1,589‑square‑foot street‑level suite
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
$88,786
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
8.92%
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%
$1,775,720
$1.8M
Cap Rate 7%
$1,268,371
$1.3M
Cap Rate 9%
$986,511
$986.5K
Market Conditions
NOI Build-Up for 4,323 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
$129.7K $30.00/SF
− Vacancy
−$2.9K −$0.66/SF
EGI
$126.8K $29.34/SF
− OpEx
−$38.1K −$8.80/SF
NOI
$88.8K $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%
$1,775,720
Cap Rate 7%
$1,268,371
Cap Rate 9%
$986,511
Alternative Uses
Best Use
Retail
$1.27M
$1.11M – $1.48M
NOI $88,786 @ 7.0% cap · market cap 8.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.76M
$1.54M – $2.06M
NOI $123,315 @ 7.0% cap · market cap 12.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,276
Businesses Nearby
56k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Shops & Services 32%
Hotels & Casinos 10%
Home Improvements & Furnishings 10%
McDonald's
Dining
15,813 visits/mo
0.4 miles
Speedway
Shops & Services
12,957 visits/mo
0.5 miles
Burger King
Dining
7,526 visits/mo
0.5 miles
Bradford's Hardware
Home Improvements & Furnishings
4,862 visits/mo
0.1 miles
DoubleTree by Hilton Hotel Cape Cod - Hyannis
Hotels & Casinos
3,133 visits/mo
0.5 miles
Demographics for 02601, MA
16,487
Population
9,077
Households
1.8
Avg Household Size
43
Median Age
28%
College-Educated
90%
High-School Grad
8.8 sq mi
ZIP Area
1,874
Density / Sq Mi
$62,989
Median Household Income
$36,183
Median Earnings
$1,629
Median Rent
$408,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Retail space - One ground-floor space houses a beauty-services business; the other and the upper level are ready for commercial buildout.
Where is this retail space located?
The property is located at 28 Barnstable Road Hyannis, MA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 4,323‑square‑foot retail building on a 0.27‑acre lot; Two ground‑floor suites and an approximately 1,242‑square‑foot second floor; Lash Boutique occupies an approximately 1,589‑square‑foot street‑level suite
