Building Details

Building Size 11,028 SF

Year Built 1920

Listing Agency: Coastal Realty l***@comcast.net Show Phone

Listed By: Noble Vincent · License #451501061 Show Phone

Source: Elliman

Added: Mar 10 Changed: Aug 14 Last Checked: Aug 21 at 8:14AM

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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 Coastal Realty

Investment Insights

Based on property information with market context.

Located in the seaside village of Mattapoisett Center, this mixed-use property is situated on a high-visibility main road. The property is fully leased to long-term tenants, including a restaurant, retail spaces, and offices, providing a steady income stream. Ample parking is available for businesses and shoppers. The location benefits from high foot traffic, community support, and proximity to beaches, bike paths, and dining options. Zoned for mixed-use, the property offers commercial potential. Recent updates to the roofs, siding, gutters, windows, and doors, completed approximately 2 years ago, contribute to low maintenance.

Key Highlights

• Fully leased commercial spaces provide a steady income stream.
• High‑visibility location on a main road in Mattapoisett.
• Recent updates to roof, siding, gutters, windows, and doors (approx. 2 years old) ensure low maintenance.

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

$106,530

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

6.09%

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%

$2,130,600 $2.1M

Cap Rate 7%

$1,521,857 $1.5M

Cap Rate 9%

$1,183,667 $1.2M

Market Conditions

NOI Build-Up for 11,028 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

$185.3K $16.80/SF

− Vacancy

−$14.8K −$1.34/SF

EGI

$170.4K $15.46/SF

− OpEx

−$63.9K −$5.80/SF

NOI

$106.5K $9.66/SF

Area

Plymouth County, MA

Vacancy

8.00%

Lease Rate

$16.80 /SF/Yr

Expense Ratio

37.50%

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%

$2,130,600

Cap Rate 7%

$1,521,857

Cap Rate 9%

$1,183,667

Alternative Uses

Best Use

Mixed Use

$1.52M

$1.33M – $1.78M (±1% cap)

NOI $106,530 @ 7.0% cap · market cap 6.09%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$6.53M

$5.71M – $7.62M (±1% cap)

NOI $456,997 @ 7.0% cap · market cap 26.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Kitchens And Bath General Contractor Dorthy Dagnall Bookkeeping Accounting Firm Ropewalk Shops & Cafe (Bike/Boat/Book/etc) Store The Colburn Group Insurance Agency Walrus and Captain Cafe & Coffee Shop

Suggested Use

Top Pick HVAC Service Building Supply Electrical Service Auto Repair Shop Storage Facility Skin Care Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

292

Businesses Nearby

Explore this area Business Placement

Demographics for 02739, MA

6,508

Population

3,614

Households

1.8

Avg Household Size

53

Median Age

58%

College-Educated

97%

High-School Grad

17.3 sq mi

ZIP Area

376

Density / Sq Mi

$117,308

Median Household Income

$63,769

Median Earnings

$1,478

Median Rent

$671,900

Median Home Value

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Turnkey mixed-use property with long-term tenants in Mattapoisett Center.

Where is this mixed-use property located?

The property is located at 33 County Rd Mattapoisett, MA.

What is the asking price?

The asking price for this property is $1,750,000.

What are key features of this property?

This property features: Fully leased commercial spaces provide a steady income stream.; High‑visibility location on a main road in Mattapoisett.; Recent updates to roof, siding, gutters, windows, and doors (approx. 2 years old) ensure low maintenance.