Multi-Unit Office
For Sale
$649,000
320 Gifford St 1-5, Falmouth, MA 02540
Five office units within a larger Homeport complex, suited for medical or professional use near key town amenities.
Property Size3,214 SF
Days on Market95
Property Features for 320 Gifford St 1-5
General Information
Standard status
Active
Size
3,214 SF
Property subtype
Commercial
Additional Details
Multifamily Units
5
Taxes and HOA fees
Annual Taxes
$3,502
Building Details
Building Size
3,214 SF
Year Built
1971
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Robert Paul Properties
Listed By:
O'Neill Group
(508) 524-7325
Source:
Elliman
Added: Jun 3
Changed: Aug 16
Last Checked: Sep 5 at 11:47AM
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 Berkshire Hathaway HomeServices Robert Paul Properties
Investment Insights
Based on property information with market context.
This for-sale property is a multi-unit office building within the Homeport complex, with five units in-place in a well-established trust ownership that totals eight buildings. The offering is positioned to support professional working environments, including medical or office use, based on the property’s intended configuration and mix of office space.
The Homeport complex is located in-town and described as just minutes from downtown Falmouth. The remarks also note proximity to Falmouth Hospital, restaurants and shops, and waterfront attractions, with strong visibility called out as a benefit. Walk and bike accessibility are reflected in the provided WalkScore and BikeScore.
For tenants and buyers seeking flexible space in a compact, centrally oriented setting, these five office units provide a practical platform for medical or professional operations. The mix of units within an established multi-building complex can also be attractive for owners looking for an office-oriented property positioned near everyday demand drivers such as a hospital and local services.
The Homeport complex is located in-town and described as just minutes from downtown Falmouth. The remarks also note proximity to Falmouth Hospital, restaurants and shops, and waterfront attractions, with strong visibility called out as a benefit. Walk and bike accessibility are reflected in the provided WalkScore and BikeScore.
For tenants and buyers seeking flexible space in a compact, centrally oriented setting, these five office units provide a practical platform for medical or professional operations. The mix of units within an established multi-building complex can also be attractive for owners looking for an office-oriented property positioned near everyday demand drivers such as a hospital and local services.
Key Highlights
- Year built 1971
- Five office units within the larger Homeport complex in Falmouth
- Designed for medical or professional office use
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
$45,437
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
7.00%
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%
$908,740
$908.7K
Cap Rate 7%
$649,100
$649.1K
Cap Rate 9%
$504,856
$504.9K
Market Conditions
NOI Build-Up for 3,214 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
$81.0K $25.20/SF
− Vacancy
−$5.3K −$1.64/SF
EGI
$75.7K $23.56/SF
− OpEx
−$30.3K −$9.42/SF
NOI
$45.4K $14.14/SF
Area
Barnstable County, MA
Vacancy
6.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$908,740
Cap Rate 7%
$649,100
Cap Rate 9%
$504,856
Alternative Uses
Best Use
Office B
$965.3K
$844.6K – $1.13M
NOI $67,571 @ 7.0% cap · market cap 10.41%
Second Best
Healthcare Medical
$649.1K
$568.0K – $757.3K
NOI $45,437 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,681 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
648
Businesses Nearby
Explore this area
Business Placement
Demographics for 02540, MA
8,450
Population
6,200
Households
1.4
Avg Household Size
61
Median Age
59%
College-Educated
94%
High-School Grad
11.0 sq mi
ZIP Area
768
Density / Sq Mi
$88,266
Median Household Income
$52,243
Median Earnings
$1,328
Median Rent
$756,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Five office units within a larger Homeport complex, suited for medical or professional use near key town amenities.
Where is this office units located?
The property is located at 320 Gifford St 1-5 Falmouth, MA.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Year built 1971; Five office units within the larger Homeport complex in Falmouth; Designed for medical or professional office use
