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    Truro Mixed-Use Landmark Building Title is generated by Realmo AI

    332 Route 6, Truro, MA 02666

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    For Sale
    $2,000,000

    COMMERCIAL - Truro, MA

    Property size:
    4,032 SF
    Lot size:
    0.97 Acres
    Price / SF:
    $496/SF
    Added:
    Nov 30, 2025
    Days on Market:
    169
    Last Refresh:
    May 18 at 5:06 am

    Property Features for 332 Route 6

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Security features
    Security System
    Basement
    Full
    Appliances
    Tankless Water Heater
    Standard status
    Active
    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
    Well, Public

    Building Details

    Year built
    1995
    Floors in Building
    2
    Flooring type
    Tile, Carpet, Wood
    Building materials
    Shingle Siding
    Roof type
    Shingle, Wood

    We can help!

    Listing Contact
    Amanda S Clark

    Listing agent Amanda S Clark

    Listing office Cape Cod Realty Advisors 60 Munson Meeting Way STE J, Chatham, MA

    Listing date Nov 30, 2025

    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.

    HighLights

    • Prime, high‑visibility location on a .97 acre corner lot in a desirable area of Truro.
    • Flexible use options with two office suites and a private residential unit, suitable for mixed commercial/residential purposes.
    • Enjoy deeded Cape Cod Bay beach rights.
    • Ample parking and town water connection.
    • Separate entrances and exclusive basement storage for each suite, plus a gym and laundry.
    • Potential for expansion or redevelopment due to generous lot size and flexible zoning.

    Overview

    This 4,032 sq. ft. three-unit building is situated on a 0.97 acre corner lot in a desirable, high-visibility location. The property features top-quality construction and flexible use options, along with deeded Cape Cod Bay beach rights. It includes two spacious, two-level office suites, each with reception areas, bathrooms, and kitchenettes, as well as 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 and interior access to exclusive basement storage, along with finished space including a gym and laundry. The property benefits from ample parking and a town water connection, enhancing its appeal and expanding potential uses. With its generous lot size and flexible zoning, the property offers excellent potential for mixed commercial/residential use, expansion, or redevelopment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Map

    City
    Truro
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.073238
    Latitude
    42.02018

    FAQs

    What type of property is this?
    Mixed-use property - Three-unit commercial building with flexible options and beach rights.
    Where is this mixed-use property 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: Prime, **high‑visibility location** on a .97 acre corner lot in a desirable area of Truro.; Flexible use options with two office suites and a private residential unit, suitable for mixed commercial/residential purposes.; Enjoy **deeded Cape Cod Bay beach rights**.
    (508) 487-4225
    We can help!
    Listing Contact
    Amanda S Clark
    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.

    More about this property
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