Three-Unit Strip
For Sale
$1,750,000
303 Orleans Road, North Chatham, MA 02650
Commercial Sale, North Chatham, MA
Property Size5,101 SF
Lot Size0.92 Acres
Price / SF$343.07
Days on Market95
Property Features for 303 Orleans Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
GB3
Security features
Security Lighting
Appliances
Water Heater
Lot features
Level
Elementary school district
Monomoy
Middle school district
Monomoy
High school district
Monomoy
Directions
From rotary head North on Old Harbor Rd to traffic lights. Left on Orleans Rd to #303 on your left.
Subdivision
Chatham
Standard status
Active
APN
CHAT M:0014I B:0040 L:0015-0
Size
5,101 SF
Lot size
0.92 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3968
Utilities
Utilities
Phone Available
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1963
Floors in Building
1
Number of units
3
Flooring type
Vinyl
Building materials
Wood Frame, Clapboard, Shingle Siding
Roof type
Asphalt
Listing Agency:
William Raveis Real Estate & Home Services
(508) 945-7777
Listed By:
Ward H Brown, III
(508) 237-1112
Added: Jun 15
Changed: Sep 12
Last Checked: Sep 17 at 12:06AM
MLS# 22602912
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 5,101-square-foot strip mall contains three retail units, each subject to a lease. The real estate is being offered without the business operations, and one tenant holds a right of first refusal. Constructed in 1963, the 0.92-acre property has received recent improvements to the roof, paved parking area, exterior signage, siding, and landscaping.
The property is located at 303 Orleans Road on Rte 28 in North Chatham, Massachusetts. Building features include wood-frame construction with clapboard and shingle siding, vinyl flooring, forced-air natural-gas heat, central air conditioning, an asphalt roof, public water, and a septic tank. Phone service is available.
The property is located at 303 Orleans Road on Rte 28 in North Chatham, Massachusetts. Building features include wood-frame construction with clapboard and shingle siding, vinyl flooring, forced-air natural-gas heat, central air conditioning, an asphalt roof, public water, and a septic tank. Phone service is available.
Key Highlights
- 5,101‑square‑foot retail building on 0.92 acres
- Three retail units, all currently subject to leases
- Recent upgrades include roof, paved parking, signage, siding, and landscaping
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
$104,764
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
5.99%
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%
$2,095,280
$2.1M
Cap Rate 7%
$1,496,629
$1.5M
Cap Rate 9%
$1,164,044
$1.2M
Market Conditions
NOI Build-Up for 5,101 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
$153.0K $30.00/SF
− Vacancy
−$3.4K −$0.66/SF
EGI
$149.7K $29.34/SF
− OpEx
−$44.9K −$8.80/SF
NOI
$104.8K $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%
$2,095,280
Cap Rate 7%
$1,496,629
Cap Rate 9%
$1,164,044
Alternative Uses
Best Use
Retail
$1.50M
$1.31M – $1.75M
NOI $104,764 @ 7.0% cap · market cap 5.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,508 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
165
Businesses Nearby
Explore this area
Business Placement
Demographics for 02650, MA
829
Population
808
Households
1
Avg Household Size
67
Median Age
58%
College-Educated
97%
High-School Grad
1.4 sq mi
ZIP Area
592
Density / Sq Mi
$65,982
Median Household Income
$52,885
Median Earnings
$973,800
Median Home Value
Check the figures for this property
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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?
Strip mall - Leased retail property with recent building and site improvements, including updated paving, signage, roofing, siding, and landscaping.
Where is this strip mall located?
The property is located at 303 Orleans Road North Chatham, MA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 5,101‑square‑foot retail building on 0.92 acres; Three retail units, all currently subject to leases; Recent upgrades include roof, paved parking, signage, siding, and landscaping
