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    Vineyard Haven Commercial Property Title is generated by Realmo AI

    322 State Road, Vineyard Haven, MA 02568

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    Claim this Listing
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    For Sale
    $2,700,000

    COMMERCIAL - Vineyard Haven, MA

    Property size:
    12,697 SF
    Lot size:
    0.29 Acres
    Price / SF:
    $212/SF
    Added:
    May 14, 2026
    Days on Market:
    6
    Last Refresh:
    May 19 at 4:06 pm

    Property Features for 322 State Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking
    12
    Parking features
    Off Street
    Security features
    Security
    Fencing
    Fenced
    Basement
    Full
    Appliances
    Water Heater
    Standard status
    Active
    APN
    TISB M:0022A B:00000 L:00022
    Size
    12,697 SF
    Lot size
    0.29 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    6688

    Utilities

    Sewer type
    Cesspool
    Heating system
    Oil
    Cooling system
    Wall Unit(s)
    Water source
    Public

    Building Details

    Year built
    1940
    Floors in Building
    2
    Flooring type
    Wood, Carpet
    Building materials
    Shingle Siding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Janna O'Loughlin

    Listing agent Janna O'Loughlin

    Listing office Portfolio Properties MA

    Listing date May 14, 2026

    MLS# 22602183

    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.

    HighLights

    • High‑visibility location on State Road in Vineyard Haven
    • Extensively renovated and expanded main building with open concept retail showroom and abundant natural light
    • Ample on‑site parking for customers and staff
    • Second detached structure (852SF) with full bath for storage, studio, or supplemental business use
    • Professionally engineered expansion adding functionality and value to the main building
    • Opportunity to upgrade to a nitrogen reducing septic system or connect to municipal wastewater

    Overview

    This commercial property is located on State Road in Vineyard Haven, MA, in a high-visibility location. The 12,697 square-foot property includes two structures and ample on-site parking. The main building has been extensively renovated and expanded, and is currently configured as an open-concept retail showroom filled with natural light from numerous windows, enhanced by recessed and spotlight lighting. A significant expansion/renovation enclosing front and rear porch areas, plus a 19' x 22' addition, was professionally engineered by John Lolly, PE, adding functionality and value. The second floor offers additional flexibility with an open office area and two private rooms. The second detached structure, with a full bath, provides approximately 852 square feet of additional space for storage, studio use, or supplemental business operations. The property is situated on a 0.29-acre lot and is currently serviced by a cesspool system. A buyer may consider upgrading to a nitrogen-reducing septic system or pursuing a waiver for connection to municipal wastewater that will be directly in front of the property, subject to local approvals. The property presents a standout commercial offering.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Showrooms

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Karpet Kare Co — 455 State Rd, Vineyard Haven, MA 02568
    • Parker Carpet — 22 Merchants Ct, Vineyard Haven, MA 02568
    • A1 Martha's Vineyard Hardwood — 21 Evelyn Way, Vineyard Haven, MA 02568
    • Mac Donald's Rugs & Carpets — 155 State Rd, Vineyard Haven, MA 02568
    • Plum Perfect Painting — 169 Spring St, Vineyard Haven, MA 02568

    Location Insight

    • Map
    • Local Demand
    City
    Vineyard Haven
    County
    Dukes
    State
    Massachusetts
    Longitude
    -70.5999
    Latitude
    41.4442

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    FAQs

    What type of property is this?
    Showroom - High-visibility commercial property with renovated showroom and ample parking.
    Where is this showroom located?
    The property is located at 322 State Road Vineyard Haven, MA.
    What is the asking price?
    The asking price for this property is $2,700,000.
    What are key features of this property?
    This property features: High‑visibility location on State Road in Vineyard Haven; Extensively renovated and expanded main building with open concept retail showroom and abundant natural light; Ample on‑site parking for customers and staff
    (508) 272-4819
    We can help!
    Listing Contact
    Janna O'Loughlin
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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