Office Unit with Upper-Level
New
For Sale
Contact for pricing
4 Cranberry Rd, Buzzards Bay, MA 02534
Professional office buildout with Route 28A signage, on-site parking, and climate-controlled interior space.
Property Size1,375 SF
Price / SF$247.27
Days on Market3
Property Features for 4 Cranberry Rd
General Information
Standard status
Active
Size
1,375 SF
Total Parking Spaces
2
Property subtype
INDUSTRIAL
Zoning
B2
Amenities
Upper Level Storage
Signage on Route 28A
Building Details
Year Built
2008
Tenancy
Single
Owner Occupied
No
Listing Agency:
Hartel Realty
(508) 566-3556
Listed By:
Jody Shaw
(508) 566-3556
Source:
Moodyscre
Added: Aug 20
Changed: Aug 22
Last Checked: Aug 22 at 4:13AM
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 Hartel Realty
Investment Insights
Based on property information with market context.
This 1,375± SF condominium unit combines a professional office buildout with upper-level storage. The interior is heated and served by 100% AC, supporting year-round occupancy. Two on-site parking spaces are included, and signage is available on Route 28A. A long-term tenant is currently in place, while the property can also accommodate an end user. The unit was originally built in 2008 and is located in Buzzards Bay, Massachusetts. Zoning is B2—Business 2. MassDOT recorded 14,590 vehicles per day on Route 28A in 2025, providing a documented traffic context for the property.
Key Highlights
- 1,375± SF office condominium unit
- Professional office buildout with upper‑level storage
- Long‑term tenant currently in place
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
$28,908
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
8.50%
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%
$578,160
$578.2K
Cap Rate 7%
$412,971
$413.0K
Cap Rate 9%
$321,200
$321.2K
Market Conditions
NOI Build-Up for 1,375 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
$48.2K $35.04/SF
− Vacancy
−$9.6K −$7.01/SF
EGI
$38.5K $28.03/SF
− OpEx
−$9.6K −$7.01/SF
NOI
$28.9K $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%
$578,160
Cap Rate 7%
$412,971
Cap Rate 9%
$321,200
Alternative Uses
Best Use
Office B
$413.0K
$361.4K – $481.8K
NOI $28,908 @ 7.0% cap · market cap 8.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$560.3K
$490.3K – $653.7K
NOI $39,222 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
230
Businesses Nearby
Explore this area
Business Placement
Demographics for 02534, MA
899
Population
628
Households
1.4
Avg Household Size
58
Median Age
70%
College-Educated
96%
High-School Grad
2.7 sq mi
ZIP Area
333
Density / Sq Mi
$171,169
Median Household Income
$74,645
Median Earnings
$1,010,500
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 - Professional office buildout with Route 28A signage, on-site parking, and climate-controlled interior space.
Where is this office units located?
The property is located at 4 Cranberry Rd Buzzards Bay, MA.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 1,375± SF office condominium unit; Professional office buildout with upper‑level storage; Long‑term tenant currently in place
