Three-Unit Office Building with
For Sale
$2,000,000
Pending
332 Route 6, Truro, MA 02666
COMMERCIAL - Truro, MA
Property Size4,032 SF
Lot Size0.97 Acres
Days on Market263
Property Features for 332 Route 6
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
GR6
Security features
Security System
Basement
Full
Appliances
Tankless Water Heater
Lot features
Corner Lot
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Route 6 to #332 on the corner of Route 6 and Fishermans Road.
Subdivision
Truro
Standard status
Pending
APN
42-95-0
Size
4,032 SF
Lot size
0.97 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5953
Utilities
Utilities
Phone Available
Sewer type
Septic Tank
Heating system
Propane (Heating)
Water source
Public, Well
Amenities
deeded Cape Cod Bay beach rights
gym
laundry
basement storage
Building Details
Year built
1995
Floors in Building
2
Flooring type
Wood, Tile, Carpet
Building materials
Shingle Siding
Roof type
Shingle, Wood
Listing Agency:
Cape Cod Realty Advisors
(508) 487-4225
Listed By:
Amanda S Clark
(508) 487-4225
Added: Nov 30, 2025
Changed: Aug 11
Last Checked: Aug 20 at 7:06PM
MLS# 22505766
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.
Three-unit professional building set on a 0.97-acre corner lot, totaling 4,032 SF. The property includes two spacious, two-level office suites, each with a reception area, bathrooms, kitchenettes, and additional second-floor space. A private one-bedroom, two-bath residential unit is located at the rear of the property.
All suites have separate entrances, with interior access to exclusive basement storage. The basement also includes finished space with a gym and laundry. The building is supported by tankless water heating, propane heating, and a roof with wood shingle materials.
Additional site and use benefits include deeded Cape Cod Bay beach rights, ample parking, and a rare town water connection. Utilities listed include phone service availability, with water provided by well and public sources and sewer served by a septic tank.
All suites have separate entrances, with interior access to exclusive basement storage. The basement also includes finished space with a gym and laundry. The building is supported by tankless water heating, propane heating, and a roof with wood shingle materials.
Additional site and use benefits include deeded Cape Cod Bay beach rights, ample parking, and a rare town water connection. Utilities listed include phone service availability, with water provided by well and public sources and sewer served by a septic tank.
Key Highlights
- 0.97‑acre corner lot with 4,032 SF three‑unit building at 332 Route 6, Truro, MA
- Two two‑level office suites with reception areas, bathrooms, and kitchenettes plus second‑floor space
- Rear private one‑bedroom, two‑bath residential unit
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
$84,769
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
4.24%
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%
$1,695,380
$1.7M
Cap Rate 7%
$1,210,986
$1.2M
Cap Rate 9%
$941,878
$941.9K
Market Conditions
NOI Build-Up for 4,032 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
$141.3K $35.04/SF
− Vacancy
−$28.3K −$7.01/SF
EGI
$113.0K $28.03/SF
− OpEx
−$28.3K −$7.01/SF
NOI
$84.8K $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 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%
$1,695,380
Cap Rate 7%
$1,210,986
Cap Rate 9%
$941,878
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.41M
NOI $84,769 @ 7.0% cap · market cap 4.24%
Second Best
Mixed Use
$803.5K
$703.1K – $937.4K
NOI $56,246 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $115,015 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Explore this area
Business Placement
Demographics for 02666, MA
1,052
Population
1,588
Households
0.7
Avg Household Size
60
Median Age
74%
College-Educated
96%
High-School Grad
12.6 sq mi
ZIP Area
83
Density / Sq Mi
$111,344
Median Household Income
$670,700
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 - Three-unit building on a corner lot with two two-level office suites plus a rear one-bedroom residential unit.
Where is this office units located?
The property is located at 332 Route 6 Truro, MA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 0.97‑acre corner lot with 4,032 SF three‑unit building at 332 Route 6, Truro, MA; Two two‑level office suites with reception areas, bathrooms, and kitchenettes plus second‑floor space; Rear private one‑bedroom, two‑bath residential unit
