Mixed-Use Property with Industrial
For Sale
$1,599,000
Pending
35 Brittanys Way, Eastham, MA 02642
Commercial Sale, Eastham, MA
Property Size7,316 SF
Lot Size0.93 Acres
Days on Market1088
Property Features for 35 Brittanys Way
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway, Off Street
Basement
Full
Appliances
Water Heater
Lot features
Level
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Traveling east on route 6 less than a quarter mile passed Brackett Rd., Brittany's Way is on your left and property at the end very close to route 6.
Subdivision
Eastham
Standard status
Pending
APN
5-129-D
Size
7,316 SF
Lot size
0.93 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
5404
Utilities
Utilities
Phone Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Number of units
2
Building materials
Wood Frame, Shingle Siding
Roof type
Shingle, Asphalt
Listing Agency:
Kinlin Grover Compass
(508) 240-0334
Listed By:
Nat S Santoro · License #141467
(508) 274-0509
Added: Sep 25, 2023
Changed: Sep 16
Last Checked: Sep 16 at 7:06PM
MLS# 22304195
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.
This mixed-use property combines four individual offices, a two-bedroom apartment, a one-bedroom apartment, and four industrial bays. The main building contains 3,780 square feet, while the bays add 3,536 square feet. A full basement provides an additional 2,100 square feet of space. Built in 2005, the property features wood-frame construction with shingle siding, shingle and asphalt roofing, natural gas forced-air heat, and central air conditioning. Separate utilities serve the individual spaces.
The 0.93-acre property is located at 35 Brittanys Way in Eastham, Massachusetts, within ZIP Code 02642. Public water is available, along with phone service. On-site parking includes a driveway and off-street spaces. The combined layout accommodates office, residential, and industrial bay components in a single property.
The 0.93-acre property is located at 35 Brittanys Way in Eastham, Massachusetts, within ZIP Code 02642. Public water is available, along with phone service. On-site parking includes a driveway and off-street spaces. The combined layout accommodates office, residential, and industrial bay components in a single property.
Key Highlights
- Four individual offices, two‑bedroom apartment, one‑bedroom apartment, and four industrial bays
- 3,780‑square‑foot main building plus 3,536 square feet across four bays
- Full basement offers 2,100 square feet of additional space
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
$128,277
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
8.02%
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%
$2,565,540
$2.6M
Cap Rate 7%
$1,832,529
$1.8M
Cap Rate 9%
$1,425,300
$1.4M
Market Conditions
NOI Build-Up for 7,316 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
$158.0K $21.60/SF
− Vacancy
−$7.1K −$0.97/SF
EGI
$150.9K $20.63/SF
− OpEx
−$22.6K −$3.09/SF
NOI
$128.3K $17.53/SF
Area
Barnstable County, MA
Vacancy
4.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
15.00%
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%
$2,565,540
Cap Rate 7%
$1,832,529
Cap Rate 9%
$1,425,300
Alternative Uses
Best Use
Office B
$2.20M
$1.92M – $2.56M
NOI $153,812 @ 7.0% cap · market cap 9.62%
Second Best
Warehouse
$1.83M
$1.60M – $2.14M
NOI $128,277 @ 7.0% cap · market cap 8.02%
Theoretical Best
Office A
$2.98M
$2.61M – $3.48M
NOI $208,692 @ 7.0% cap · market cap 13.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
Explore this area
Business Placement
Demographics for 02642, MA
5,752
Population
6,349
Households
0.9
Avg Household Size
61
Median Age
52%
College-Educated
96%
High-School Grad
14.0 sq mi
ZIP Area
411
Density / Sq Mi
$72,683
Median Household Income
$42,638
Median Earnings
$1,692
Median Rent
$668,400
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combined office, apartment, and bay spaces support multiple commercial and residential uses within one well-maintained property.
Where is this mixed-use property located?
The property is located at 35 Brittanys Way Eastham, MA.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: Four individual offices, two‑bedroom apartment, one‑bedroom apartment, and four industrial bays; 3,780‑square‑foot main building plus 3,536 square feet across four bays; Full basement offers 2,100 square feet of additional space
