Medical Office Units in
For Sale
$649,000
320 Gifford Street #1-5, Falmouth, MA 02540
Five versatile office units suited for medical or professional use within the Homeport complex near key local amenities.
Property Size3,214 SF
Price / SF$201.93
Days on Market81
Property Features for 320 Gifford Street #1-5
General Information
Standard status
Active
Size
3,214 SF
Additional Details
Multifamily Units
5
Building Details
Year Built
1971
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Robert Paul Properties
Listed By:
O'Neill Group
Source:
Dohertyproperties
Added: Jun 3
Changed: Jul 10
Last Checked: Aug 22 at 3:32AM
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 offering includes five office units within the Homeport complex, a well-established trust-owned property consisting of eight total buildings. The configuration supports flexible occupancy for medical or professional office use, with the units positioned within a built environment designed for multiple tenants.
The Homeport complex is described as being highly convenient to downtown Falmouth and is just minutes from Falmouth Hospital. The surrounding area also includes restaurants, shops, and waterfront attractions, creating a practical mix of day-to-day and visitor-oriented destinations. The property benefits from strong visibility in-town, supporting both patient and client access.
For medical practices or professional service users, these units offer an in-place office setting appropriate for a range of office-based operations. For buyers evaluating a mixed-use, multi-unit ownership structure, the asset’s position within the broader eight-building Homeport complex provides a straightforward way to own multiple units in a consolidated property setting. This is an opportunity to acquire a versatile building component with long-term ownership in a central Falmouth location.
The Homeport complex is described as being highly convenient to downtown Falmouth and is just minutes from Falmouth Hospital. The surrounding area also includes restaurants, shops, and waterfront attractions, creating a practical mix of day-to-day and visitor-oriented destinations. The property benefits from strong visibility in-town, supporting both patient and client access.
For medical practices or professional service users, these units offer an in-place office setting appropriate for a range of office-based operations. For buyers evaluating a mixed-use, multi-unit ownership structure, the asset’s position within the broader eight-building Homeport complex provides a straightforward way to own multiple units in a consolidated property setting. This is an opportunity to acquire a versatile building component with long-term ownership in a central Falmouth location.
Key Highlights
- Part of the Homeport complex in Falmouth, built in 1971
- Includes 5 office units designed for medical or professional use
- Trust ownership includes 8 total buildings as part of the offering
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
43
Businesses Nearby
Well-served
Demand for This Use
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?
Medical Office Space - Five versatile office units suited for medical or professional use within the Homeport complex near key local amenities.
Where is this medical office space located?
The property is located at 320 Gifford Street #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: Part of the Homeport complex in Falmouth, built in 1971; Includes 5 office units designed for medical or professional use; Trust ownership includes 8 total buildings as part of the offering
