Downtown Retail Storefront
For Sale
$1,999,000
460 Main St Barnstable, Hyannis, MA 02601
Highly visible Main Street storefront building offered for sale as a real estate-only investment or owner-user property.
Property Size6,216 SF
Price / SF$321.59
Days on Market210
Property Features for 460 Main St Barnstable
General Information
Standard status
Active
Size
6,216 SF
Zoning
DMS
Taxes and HOA fees
Annual Taxes
$11,980
Amenities
No HOA Fees
Building Details
Building Size
6,216 SF
Year Built
1987
Listing Agency:
Commercial Realty Advisors, Inc.
(508) 643-8166
Listed By:
Amanda Lucido Hodges
(508) 643-8166
Source:
Bournetosellrealestate
Added: Feb 2
Changed: Aug 8
Last Checked: Aug 31 at 1:04PM
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 Commercial Realty Advisors, Inc.
Investment Insights
Based on property information with market context.
This offering is for the real estate only: a highly visible commercial building with a storefront setup totaling approximately 6,300 square feet. The property is presented as a well-established retail asset suitable for an owner-operator or investor seeking a street-level location.
The building is located at 460 Main St in Barnstable, MA (Downtown Hyannis on Main Street, per the remarks). The listing highlights Main Street visibility and a setting within one of Cape Cod’s active commercial districts.
The sale includes the building and associated real estate only. The operating business known as Fresh Ketch is not included in the offering, which allows an owner to set up a new retail operation or lease the space to an appropriate tenant consistent with the property’s storefront configuration.
The building is located at 460 Main St in Barnstable, MA (Downtown Hyannis on Main Street, per the remarks). The listing highlights Main Street visibility and a setting within one of Cape Cod’s active commercial districts.
The sale includes the building and associated real estate only. The operating business known as Fresh Ketch is not included in the offering, which allows an owner to set up a new retail operation or lease the space to an appropriate tenant consistent with the property’s storefront configuration.
Key Highlights
- 6,300 SF commercial building on Main Street in Downtown Hyannis
- Year built: 1987
- Highly visible Main Street storefront location in Downtown Hyannis
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
$127,664
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
6.39%
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%
$2,553,280
$2.6M
Cap Rate 7%
$1,823,771
$1.8M
Cap Rate 9%
$1,418,489
$1.4M
Market Conditions
NOI Build-Up for 6,216 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
$186.5K $30.00/SF
− Vacancy
−$4.1K −$0.66/SF
EGI
$182.4K $29.34/SF
− OpEx
−$54.7K −$8.80/SF
NOI
$127.7K $20.54/SF
Area
Barnstable County, MA
Vacancy
2.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,553,280
Cap Rate 7%
$1,823,771
Cap Rate 9%
$1,418,489
Alternative Uses
Best Use
Retail
$1.82M
$1.60M – $2.13M
NOI $127,664 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.53M
$2.22M – $2.96M
NOI $177,314 @ 7.0% cap · market cap 8.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,212
Businesses Nearby
319k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 31%
Shops & Services 26%
Groceries 14%
Apparel 14%
Trader Joe's
Groceries
46,099 visits/mo
0.3 miles
BJ's Gas
Shops & Services
24,971 visits/mo
0.3 miles
Wendy's
Dining
23,709 visits/mo
0.3 miles
Old Navy
Apparel
21,907 visits/mo
0.5 miles
T.J. Maxx
Apparel
21,664 visits/mo
0.4 miles
Demographics for 02601, MA
16,487
Population
9,077
Households
1.8
Avg Household Size
43
Median Age
28%
College-Educated
90%
High-School Grad
8.8 sq mi
ZIP Area
1,874
Density / Sq Mi
$62,989
Median Household Income
$36,183
Median Earnings
$1,629
Median Rent
$408,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Angie's Florists — 350 Mitchells Way, Hyannis, MA 02601
Frequently Asked Questions
What type of property is this?
Storefront property - Highly visible Main Street storefront building offered for sale as a real estate-only investment or owner-user property.
Where is this storefront property located?
The property is located at 460 Main St Barnstable Hyannis, MA.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: 6,300 SF commercial building on Main Street in Downtown Hyannis; Year built: 1987; Highly visible Main Street storefront location in Downtown Hyannis
