Office Condo with Reception
For Sale
$1,399,000
32 Main Street, Orleans, MA 02653
Commercial Sale, Orleans, MA
Property Size3,595 SF
Price / SF$389.15
Days on Market250
Property Features for 32 Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
VC
Basement
Full
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
From Rt 6 take old exit 12, follow 6A until intersection of Main Street and 6A, take left turn, 32 Main St on right side.
Subdivision
Orleans
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 Agency:
Kinlin Grover Compass
(508) 240-0334
Listed By:
Nat S Santoro · License #141467
(508) 274-0509
Added: Feb 2
Changed: Oct 8
Last Checked: Oct 10 at 11:06AM
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 condominium is configured for office use within a brick building constructed in 1975. The layout includes 8 enclosed office rooms, a 10-desk bullpen, a front reception area, a conference room, two additional work areas, two bathrooms, a kitchen, and a full basement. Carpeted flooring, natural-gas heat, central air, a flat roof, public water, and public sewer are also in place.
The property fronts Main Street in the center of Orleans and includes a rear entrance. Parking is shared with surrounding restaurants, gift shops, clothing boutiques, art galleries, a hair salon, and a massage parlor. Tenants are currently in place, and the space is served by both street-facing and rear access.
The property fronts Main Street in the center of Orleans and includes a rear entrance. Parking is shared with surrounding restaurants, gift shops, clothing boutiques, art galleries, a hair salon, and a massage parlor. Tenants are currently in place, and the space is served by both street-facing and rear access.
Key Highlights
- 3,595‑square‑foot commercial condominium with office configuration
- 8 enclosed office rooms plus a 10‑desk bullpen
- Front reception area, conference room, and 2 additional work areas
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$75,581
Cap Rate
5.40%
Suggested Prices Based on Cap Rates
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
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 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
Retail
$1.05M
$922.9K – $1.23M
NOI $73,834 @ 7.0% cap · market cap 5.28%
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office units - Configured for office use with enclosed rooms, reception, conference, kitchen, and basement space.
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‑square‑foot commercial condominium with office configuration; 8 enclosed office rooms plus a 10‑desk bullpen; Front reception area, conference room, and 2 additional work areas
