Office Condo with Main Street
32 Main Street Orleans, MA 02653
COMMERCIAL - Orleans, MA
Type:Office
Property size:
3,595 SFPrice / SF:
$389/SF- Added:
- Feb 2, 2026
- Days on Market:
- 158
- Last Refresh:
- Jul 10 at 11:06 am
Property Features for 32 Main Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Office
- Basement
- Full
- Standard status
- Active
- APN
- ORLE M:025.0 B:0072 L:000B.0
- Size
- 3,595 SF
Taxes and HOA fees
- Tax Year
- 2025
- Tax Annual Amount
- 4737
Utilities
- Sewer type
- Public Sewer
- Heating system
- Natural Gas
- Cooling system
- Central Air
- Water source
- Public
Building Details
- Year built
- 1975
- Floors in Building
- 1
- Flooring type
- Carpet
- Building materials
- Brick
- Roof type
- Flat
Listing agent Nat S Santoro License #141467 (508) 274-0509
Listing office Kinlin Grover Compass 32 Main Street Commercial Office, Plymouth, MA (508) 240-0334
Listing date Feb 2, 2026
MLS# 22600312
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 3,595-square-foot commercial condo is currently arranged as office space and includes eight enclosed office rooms plus a 10-desk bull-pen. The layout also features a large front reception area facing Main Street, a conference room, and two additional areas designed for 4+ desks each. In addition to two bathrooms and a kitchen, the condo includes a full basement.
The building is positioned in the center of town on busy Main Street with Main Street frontage and a rear entrance. Parking is available via a very large rear parking lot shared with surrounding businesses, including restaurants, gifts shops, clothing boutiques, art galleries, hair salon, and a massage parlor.
For an owner-operator or buyer looking for ready-to-use office space, the existing mix of enclosed offices, collaborative bull-pen work areas, and meeting space supports a range of professional uses. Two bathrooms and a kitchen add day-to-day convenience, while the full basement provides additional functional space. Tenants are currently in place, and the sellers may consider creative owner financing for qualified buyers.
The building is positioned in the center of town on busy Main Street with Main Street frontage and a rear entrance. Parking is available via a very large rear parking lot shared with surrounding businesses, including restaurants, gifts shops, clothing boutiques, art galleries, hair salon, and a massage parlor.
For an owner-operator or buyer looking for ready-to-use office space, the existing mix of enclosed offices, collaborative bull-pen work areas, and meeting space supports a range of professional uses. Two bathrooms and a kitchen add day-to-day convenience, while the full basement provides additional functional space. Tenants are currently in place, and the sellers may consider creative owner financing for qualified buyers.
Key Highlights
- 3,595 SF commercial condo on busy Main Street, currently used as office space
- Office layout includes 8 enclosed offices, 10‑desk bull‑pen, large front reception, conference room, and 2 additional work areas
- Two bathrooms plus a kitchen included, along with a full basement
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $126.0k | $35.04 |
| − Vacancy | −$25.2k | −$7.01 |
| EGI | $100.8k | $28.03 |
| − OpEx | −$25.2k | −$7.01 |
| NOI | $75.6k | $21.02 |
3,595 SF · lease $35.04/SF/yr · vacancy 20.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.08M
$944.8K – $1.26M
NOI $75,581 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,549 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Office Units
Similar For Sale Nearby
FAQs
What type of property is this?
Office units - Well-configured office condo with multiple enclosed rooms, reception space, and shared rear parking access.
Where is this office units located?
The property is located at 32 Main Street Orleans, MA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 3,595 SF commercial condo on busy Main Street, currently used as office space; Office layout includes 8 enclosed offices, 10‑desk bull‑pen, large front reception, conference room, and 2 additional work areas; Two bathrooms plus a kitchen included, along with a full basement
