Storefront Property with River
For Sale
$1,100,000
28 Main Street, Dennis Port, MA 02639
Open commercial layout with kitchen area, two half bathrooms, customer parking, and additional unfinished space above.
Property Size4,610 SF
Days on Market81
Property Features for 28 Main Street
General Information
Standard status
Active
Size
4,610 SF
Total Parking Spaces
20
Property subtype
Commercial
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,490
Amenities
kitchen area
two half bathrooms
dedicated parking lot
Building Details
Building Size
4,610 SF
Year Built
1977
Buildings
1
Stories
1
Listing Agency:
Jack Conway & Co Inc
(774) 487-4919
Listed By:
Melissa Pogorelc
(774) 487-4919
Source:
Startpoint
Added: Jun 9
Changed: Aug 27
Last Checked: Aug 28 at 11:31AM
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 Jack Conway & Co Inc
Investment Insights
Based on property information with market context.
Built in 1977, this storefront property features an open commercial floor plan with a kitchen area and two half bathrooms. The building previously operated as a retail store and offers flexibility for retail, service, gallery, and office use. A dedicated parking lot provides on-site customer parking, while the unfinished second floor adds additional space for future planning or storage.
The property is located at 28 Main Street along Route 28 in Dennis Port, within a commercial corridor characterized by highway access, year-round visibility, seasonal traffic, and views toward Swan River. Its position combines a roadside commercial setting with an established Cape Cod location.
The property is located at 28 Main Street along Route 28 in Dennis Port, within a commercial corridor characterized by highway access, year-round visibility, seasonal traffic, and views toward Swan River. Its position combines a roadside commercial setting with an established Cape Cod location.
Key Highlights
- 28 Main Street along Route 28 in Dennis Port, MA 02639
- Storefront building constructed in 1977
- Open floor plan with kitchen area and two half bathrooms
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
$94,680
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
8.61%
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%
$1,893,600
$1.9M
Cap Rate 7%
$1,352,571
$1.4M
Cap Rate 9%
$1,052,000
$1.1M
Market Conditions
NOI Build-Up for 4,610 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
$138.3K $30.00/SF
− Vacancy
−$3.0K −$0.66/SF
EGI
$135.3K $29.34/SF
− OpEx
−$40.6K −$8.80/SF
NOI
$94.7K $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%
$1,893,600
Cap Rate 7%
$1,352,571
Cap Rate 9%
$1,052,000
Alternative Uses
Best Use
Retail
$1.35M
$1.18M – $1.58M
NOI $94,680 @ 7.0% cap · market cap 8.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,502 @ 7.0% cap · market cap 11.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02639, MA
3,238
Population
5,162
Households
0.6
Avg Household Size
53
Median Age
39%
College-Educated
98%
High-School Grad
2.8 sq mi
ZIP Area
1,156
Density / Sq Mi
$64,051
Median Household Income
$47,857
Median Earnings
$1,296
Median Rent
$451,700
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?
Storefront property - Open commercial layout with kitchen area, two half bathrooms, customer parking, and additional unfinished space above.
Where is this storefront property located?
The property is located at 28 Main Street Dennis Port, MA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 28 Main Street along Route 28 in Dennis Port, MA 02639; Storefront building constructed in 1977; Open floor plan with kitchen area and two half bathrooms
