Freestanding Office
For Sale
$748,000
356 Ma Route 6A, East Sandwich, MA 02537
Commercial Sale, East Sandwich, MA
Property Size1,440 SF
Lot Size1.00 Acre
Price / SF$519.44
Days on Market156
Property Features for 356 Ma Route 6A
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R-2
Parking
10
Basement
Full
Appliances
Tankless Water Heater
Elementary school district
Sandwich
Middle school district
Sandwich
High school district
Sandwich
Directions
Take Route 6A east --from Quakermeeting House Rd---4th building on right
Subdivision
Sandwich
Special listing conditions
Real Estate Owned, In Foreclosure
Standard status
Active
APN
SAND M:0060 B:0022
Size
1,440 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3600
Utilities
Sewer type
Cesspool
Heating system
Oil
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Year built
1945
Floors in Building
1
Flooring type
Carpet, Tile
Building materials
Clapboard, Shingle Siding
Roof type
Asphalt
Listing Agency:
Decoy Realty
(508) 888-6545
Listed By:
Betty E Allen · License #73612
(508) 364-4180
Added: Apr 3
Changed: Sep 3
Last Checked: Sep 5 at 6:06PM
MLS# 22601187
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 freestanding office building contains 1,440 square feet on a 1-acre parcel. Built in 1945, the property has clapboard and shingle siding, asphalt roofing, tile and carpet flooring, oil heat, and wall-unit cooling. A tankless water heater serves the building.
The property fronts MA Route 6A in East Sandwich and is surrounded by ample parking. Public water and a cesspool provide the existing water and wastewater systems. Its standalone layout and commercial setting support office-oriented occupancy, subject to applicable approvals.
The property fronts MA Route 6A in East Sandwich and is surrounded by ample parking. Public water and a cesspool provide the existing water and wastewater systems. Its standalone layout and commercial setting support office-oriented occupancy, subject to applicable approvals.
Key Highlights
- 1,440‑square‑foot freestanding office building on 1 acre
- Located on MA Route 6A in East Sandwich
- Ample parking surrounding the building
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
$30,275
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
4.05%
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%
$605,500
$605.5K
Cap Rate 7%
$432,500
$432.5K
Cap Rate 9%
$336,389
$336.4K
Market Conditions
NOI Build-Up for 1,440 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
$50.5K $35.04/SF
− Vacancy
−$10.1K −$7.01/SF
EGI
$40.4K $28.03/SF
− OpEx
−$10.1K −$7.01/SF
NOI
$30.3K $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%
$605,500
Cap Rate 7%
$432,500
Cap Rate 9%
$336,389
Alternative Uses
Best Use
Office B
$432.5K
$378.4K – $504.6K
NOI $30,275 @ 7.0% cap · market cap 4.05%
Second Best
Retail
$422.5K
$369.7K – $492.9K
NOI $29,575 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$586.8K
$513.5K – $684.6K
NOI $41,077 @ 7.0% cap · market cap 5.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 02537, MA
6,178
Population
3,280
Households
1.9
Avg Household Size
50
Median Age
52%
College-Educated
99%
High-School Grad
13.7 sq mi
ZIP Area
451
Density / Sq Mi
$131,150
Median Household Income
$57,167
Median Earnings
$1,328
Median Rent
$617,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Standalone commercial building with public water, wall-unit cooling, and a parking area surrounding the property.
Where is this office building located?
The property is located at 356 Ma Route 6A East Sandwich, MA.
What is the asking price?
The asking price for this property is $748,000.
What are key features of this property?
This property features: 1,440‑square‑foot freestanding office building on 1 acre; Located on MA Route 6A in East Sandwich; Ample parking surrounding the building
