Downtown Hyannis Commercial Building For
For Sale
$1,999,000
460 Main Street #C1, Hyannis, MA 02601
Highly visible commercial building in the heart of Downtown Hyannis.
Property Size6,300 SF
Lot Size0.33 Acres
Price / SF$317.30
Days on Market186
Property Features for 460 Main Street #C1
General Information
Standard status
Active
Size
6,300 SF
Lot size
0.33 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$12,387
Amenities
Central air
Central Air Cooling
Forced Air Heating
Building Details
Year Built
1987
Listing Agency:
COMMERCIAL REALTY ADVISORS, INC.
(508) 862-9000
Listed By:
KEVIN PEPE
Source:
Corcoran
Added: Feb 3
Changed: Aug 8
Last Checked: Aug 8 at 6:42AM
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.
Offered for sale is a masonry commercial building with approximately 6,300 square feet of space, situated in the heart of Downtown Hyannis on Main Street. The property occupies approximately 0.33 acres within the Downtown Main Street zoning district and the Downtown Hyannis Growth Incentive Zone. The location benefits from strong foot traffic, excellent frontage, and proximity to Hyannis Harbor, ferry terminals, hotels, retail establishments, and year-round attractions. Originally constructed in 1987 and renovated in 2016, the building is suitable for continued restaurant or hospitality use, or repositioned for other commercial applications. The property provides municipal utilities, on-site parking, and established site infrastructure. This property represents an opportunity to acquire a core downtown asset in a supply-constrained market, offering long-term redevelopment and investment potential. The sale includes the real estate only.
Key Highlights
- Prime Downtown Hyannis Main Street location with high visibility and strong foot traffic.
- Boasting ±6,300 SF, this masonry commercial building is suitable for restaurant, hospitality, or commercial use.
- Located within the Downtown Hyannis Growth Incentive Zone, offering potential benefits.
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
$129,389
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
6.47%
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%
$2,587,780
$2.6M
Cap Rate 7%
$1,848,414
$1.8M
Cap Rate 9%
$1,437,656
$1.4M
Market Conditions
NOI Build-Up for 6,300 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
$189.0K $30.00/SF
− Vacancy
−$4.2K −$0.66/SF
EGI
$184.8K $29.34/SF
− OpEx
−$55.5K −$8.80/SF
NOI
$129.4K $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%
$2,587,780
Cap Rate 7%
$1,848,414
Cap Rate 9%
$1,437,656
Alternative Uses
Best Use
Retail
$1.85M
$1.62M – $2.16M
NOI $129,389 @ 7.0% cap · market cap 6.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.57M
$2.25M – $3.00M
NOI $179,710 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Highly visible commercial building in the heart of Downtown Hyannis.
Where is this storefront property located?
The property is located at 460 Main Street #C1 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: Prime Downtown Hyannis Main Street location with high visibility and strong foot traffic.; Boasting ±6,300 SF, this masonry commercial building is suitable for restaurant, hospitality, or commercial use.; Located within the Downtown Hyannis Growth Incentive Zone, offering potential benefits.
