Building Details

Building Size 1,440 SF

Year Built 1945

Listing Agency: Decoy Realty LTD e***@comcast.net Show Phone

Listed By: Sharon Lucido · License #73612 Show Phone

Source: Bournetosellrealestate

Added: Apr 3 Changed: Aug 8 Last Checked: Aug 13 at 3:18AM

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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 Decoy Realty LTD

Investment Insights

Based on property information with market context.

This freestanding commercial building is meticulously maintained and features six offices along with a spacious foyer. The property is configured to support professional or specialty office uses where multiple private workspaces are beneficial, with the foyer providing an additional entry and welcome area.

The building is located on Old King’s Highway (Route 6A) within the Old King’s Highway Historic district of Spring Hill, offering visibility from the roadway. The offering also notes ample on-site parking for visitors and clients.

With a layout that supports separate offices, the property is well suited for a range of professional services, including antiques, appraisers, architects, and mortgage brokers. It offers a practical option for owner-users seeking a dedicated office building and for buyers looking for a manageable, multi-office commercial setup in a high-visibility retail corridor setting.

Key Highlights

• Freestanding commercial building built in 1945 with 6 offices and a spacious foyer
• Meticulously maintained interior configured for multiple office uses
• On‑site parking available

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 (±1% cap)

NOI $30,275 @ 7.0% cap · market cap 4.05%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$586.8K

$513.5K – $684.6K (±1% cap)

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

Office Units

Suggested Use

Top Pick Real Estate Agency Building Supply Big Box & Wholesale Store Auto Repair Shop Auto Parts Store Electrical Service

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

Lease Details

6

Office units

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

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Office units - Meticulously maintained freestanding building configured for multiple offices with on-site parking and strong roadside visibility.

Where is this office units located?

The property is located at 356 Ma.route 6a Sandwich 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: Freestanding commercial building built in 1945 with 6 offices and a spacious foyer; Meticulously maintained interior configured for multiple office uses; On‑site parking available