Main Street Office
For Sale
$1,399,000
32 Main St Unit B, Orleans, MA 02653
Configured for multiple users with private rooms, shared work areas, reception, conference space, kitchen, and two bathrooms.
Property Size3,595 SF
Price / SF$389.15
Days on Market21
Property Features for 32 Main St Unit B
General Information
Standard status
Active
Size
3,595 SF
Additional Details
Road Access
Yes
Amenities
Main Street frontage
rear entrance
shared parking lot
two bathrooms
kitchen
full basement
Building Details
Year Built
1975
Listing Agency:
Kinlin Grover Compass
Listed By:
Nat S Santoro · License #141467
(508) 274-0509
Source:
Leightonteam
Added: Aug 19
Changed: Sep 7
Last Checked: Sep 7 at 12:50PM
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 Kinlin Grover Compass
Investment Insights
Based on property information with market context.
This 3,595-square-foot commercial condominium is currently configured for office use. The layout includes 8 enclosed offices, a 10-desk bullpen, a prominent reception area, a conference room, and two additional work areas with capacity for 4+ desks. Two bathrooms, a kitchen, and a full basement add functional support space. Constructed in 1975, the property includes both Main Street frontage and a rear entrance.
The office is positioned on Main Street in Orleans, with access to a large shared parking lot serving nearby restaurants, gift shops, clothing boutiques, art galleries, a hair salon, and a massage parlor. Tenants are currently in place.
The office is positioned on Main Street in Orleans, with access to a large shared parking lot serving nearby restaurants, gift shops, clothing boutiques, art galleries, a hair salon, and a massage parlor. Tenants are currently in place.
Key Highlights
- 3,595‑square‑foot commercial condo configured for office use
- 8 enclosed office rooms plus a 10‑desk bullpen
- Reception area, conference room, and two additional areas with 4+ desks
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
$75,581
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
5.40%
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%
$1,511,620
$1.5M
Cap Rate 7%
$1,079,729
$1.1M
Cap Rate 9%
$839,789
$839.8K
Market Conditions
NOI Build-Up for 3,595 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
$126.0K $35.04/SF
− Vacancy
−$25.2K −$7.01/SF
EGI
$100.8K $28.03/SF
− OpEx
−$25.2K −$7.01/SF
NOI
$75.6K $21.02/SF
Area
Barnstable County, MA
Vacancy
20.00%
Lease Rate
$35.04 /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%
$1,511,620
Cap Rate 7%
$1,079,729
Cap Rate 9%
$839,789
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 authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
820
Businesses Nearby
Explore this area
Business Placement
Demographics for 02653, MA
6,307
Population
5,685
Households
1.1
Avg Household Size
63
Median Age
59%
College-Educated
99%
High-School Grad
12.1 sq mi
ZIP Area
521
Density / Sq Mi
$98,798
Median Household Income
$45,853
Median Earnings
$1,181
Median Rent
$816,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Configured for multiple users with private rooms, shared work areas, reception, conference space, kitchen, and two bathrooms.
Where is this office units located?
The property is located at 32 Main St Unit B 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‑square‑foot commercial condo configured for office use; 8 enclosed office rooms plus a 10‑desk bullpen; Reception area, conference room, and two additional areas with 4+ desks
