Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    East Sandwich Commercial Condo Title is generated by Realmo AI

    4 Merchants Road, Sandwich, MA 02563

    View on Map
    Claim this Listing
    Pending
    $299,900

    COMMERCIAL - Sandwich, MA

    Property size:
    908 SF
    Added:
    Jan 28, 2026
    Days on Market:
    120
    Last Refresh:
    May 28 at 3:06 pm

    Property Features for 4 Merchants Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Basement
    Full
    Appliances
    Water Heater
    Standard status
    Pending
    APN
    87-45-4
    Size
    908 SF

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    1858

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1983
    Floors in Building
    2
    Building materials
    Shingle Siding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Julie McCormick

    Listing agent Julie McCormick

    Listing office Premier Commercial 1645 Falmouth Road, Building G, Centerville, MA

    Listing date Jan 28, 2026

    MLS# 22600259

    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 commercial condo location in Merchant's Square, East Sandwich.
    • High visibility and foot traffic due to proximity to established businesses.
    • Versatile layout suitable for retail, office, or personal service.
    • Three‑story end unit with abundant natural light.
    • Finished second floor with private office/storage and handwashing sink.
    • Unfinished basement provides additional storage space.

    Overview

    Located in East Sandwich, this commercial condo in Merchant's Square offers an opportunity for business or investment. This three-story end unit benefits from natural light on three sides. The layout is suited for retail, office, or personal service use. The property features an open first-floor space, a finished second floor with a private office or storage room including a handwashing sink, and an unfinished basement for additional storage. The property has exposed beam ceilings and vinyl wood-like flooring. The property is highly walkable with year-round foot traffic and is surrounded by businesses such as Cafe Chew, Wish Gift, and Sundance Clothing.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $212.1K
    NOI $19,090 @ 9.00% cap · cautious / downside scenario
    Moderate
    $272.7K
    NOI $19,090 @ 7.00% cap · market / base-case scenario
    Aggressive
    $381.8K
    NOI $19,090 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $31.8k $35.04
    − Vacancy −$6.4k −$7.01
    EGI $25.5k $28.03
    − OpEx −$6.4k −$7.01
    NOI $19.1k $21.02
    908 SF · lease $35.04/SF/yr · vacancy 20.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $272.7K
    $238.6K – $318.2K (±1% cap)
    NOI $19,090 @ 7.0% cap · market cap 6.37%
    Second Best
    Retail
    $266.4K
    $233.1K – $310.8K (±1% cap)
    NOI $18,649 @ 7.0% cap · market cap 6.22%
    Theoretical Best
    Office A
    $370.0K
    $323.8K – $431.7K (±1% cap)
    NOI $25,901 @ 7.0% cap · market cap 8.64%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Wish Gift Co. (Bike/Boat/Book/etc) Store Cape Surf Clothing & Fashion Store LAER Realty Partners ... Real Estate Agency Saltwater Skincare Spa & Massage Center

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sandwich
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.506276
    Latitude
    41.766094

    Nearby Similar for Sale

    • $599,995
      1,188 SF

      Retail Property in Merchant Square

      Thriving Merchant Square location with established business and real estate.
      12 Merchants Landing, Sandwich, MA 02563
      View Details
    • $249,999
      14,976 SF

      Turn-Key Restaurant in Sandwich

      Established restaurant for sale in a high-traffic business district.
      331 Cotuit Road, Sandwich, MA 02563
      View Details
    • $765,000
      1,440 SF

      Commercial Building on Historic Highway

      Free-standing commercial building with ample parking and unmatched exposure.
      356 Old Kings Highway, Sandwich, MA 02563
      View Details
    • $275,000
      1,088 SF

      Industrial Warehouse in Sandwich, MA

      Industrial warehouse with easy highway access and contractor bay.
      15 Jan Sebastian Drive, Sandwich, MA 02563
      View Details
    • $1,699,000
      3,250 SF

      Restaurant Opportunity on Historic Route

      Restaurant with real estate, furniture, and equipment for sale.
      406 Route 6a, Sandwich, MA 02537
      View Details
    • $249,000

      Turn-Key Restaurant Opportunity

      Restaurant business for sale in a busy Sandwich location.
      331 Cotuit Rd, Sandwich, MA 02563
      View Details
    • $309,000
      908 SF

      East Sandwich Commercial Condo For Sale

      Commercial condo in Merchant's Square, ideal for retail/office.
      4 Merchants, Sandwich, MA 02563
      View Details
    • $599,995
      1,188 SF

      Thriving Business and Real Estate

      Successful business and real estate for sale in Sandwich.
      12 Merchants, Sandwich, MA 02563
      View Details
    • $599,995

      Thriving Business in Merchant Square

      Successful business and real estate for sale in Sandwich, MA.
      12 Merchants Landing #UNIT 11, Sandwich, MA 02563
      View Details
    • $299,900

      East Sandwich Commercial Condo For Sale

      Commercial condo in Merchant's Square, East Sandwich. Ideal for investment.
      4 Merchants Road #4, Sandwich, MA 02563
      View Details
    • $249,999

      Turn-Key Restaurant Business Opportunity

      Established restaurant for sale in a busy Sandwich location.
      331 Cotuit Road #2-5, Sandwich, MA 02563
      View Details
    • $1,699,000
      3,250 SF

      Route 6A Restaurant Opportunity

      Restaurant for sale on historic Route 6A in Sandwich.
      406 Route 6a, Sandwich, MA 02537
      View Details

    FAQs

    What type of property is this?
    Retail space - Commercial condo in Merchant's Square, ideal for retail/office.
    Where is this retail space located?
    The property is located at 4 Merchants Road Sandwich, MA.
    What is the asking price?
    The asking price for this property is $299,900.
    What are key features of this property?
    This property features: Prime commercial condo location in Merchant's Square, East Sandwich.; High visibility and foot traffic due to proximity to established businesses.; Versatile layout suitable for retail, office, or personal service.
    (774) 353-8199
    We can help!
    Listing Contact
    Julie McCormick
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    4 Merchants Road, Sandwich, MA 02563
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!