Building Details

Building Size 3,995 SF

Year Built 1927

Listing Agency: Kinlin Grover Compass

Listed By: Nat S Santoro · License #141467 Show Phone

Source: Paulgrover

Added: Feb 2 Changed: Aug 23 Last Checked: Sep 5 at 8:02AM

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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 Kinlin Grover Compass

Investment Insights

Based on property information with market context.

This is a 3,995 square foot office building located in Harwich Port. The building was originally a 4-bedroom, 4-bath Cape-style home that has been converted into an office space. The layout includes a front reception area, conference rooms, individual offices, and large rooms suitable for multiple desks. The property features ample off-street parking and a large sign at the front of the property. Tenants are currently in place.

Key Highlights

• Nearly 4,000 square foot office building in busy Harwich Port.
• Converted from a 4 bedroom 4 bath Cape style home.
• Includes a front reception area, conference rooms, and individual offices.

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

$83,991

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

6.00%

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%

$1,679,820 $1.7M

Cap Rate 7%

$1,199,871 $1.2M

Cap Rate 9%

$933,233 $933.2K

Market Conditions

NOI Build-Up for 3,995 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

$140.0K $35.04/SF

− Vacancy

−$28.0K −$7.01/SF

EGI

$112.0K $28.03/SF

− OpEx

−$28.0K −$7.01/SF

NOI

$84.0K $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%

$1,679,820

Cap Rate 7%

$1,199,871

Cap Rate 9%

$933,233

Alternative Uses

Best Use

Office B

$1.20M

$1.05M – $1.40M (±1% cap)

NOI $83,991 @ 7.0% cap · market cap 6.00%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.63M

$1.42M – $1.90M (±1% cap)

NOI $113,959 @ 7.0% cap · market cap 8.15%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office buildings

Suggested Use

Top Pick Law Firm HVAC Service Hair Salon (Bike/Boat/Book/etc) Store Skin Care Clinic Daycare Center

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

Location Intelligence

Trade Area within ½ mile

312

Businesses Nearby

Explore this area Business Placement

Demographics for 02646, MA

1,926

Population

2,519

Households

0.8

Avg Household Size

63

Median Age

65%

College-Educated

100%

High-School Grad

2.9 sq mi

ZIP Area

664

Density / Sq Mi

$74,276

Median Household Income

$59,737

Median Earnings

$1,964

Median Rent

$723,600

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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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office building - 3,995 square foot office building in Harwich Port.

Where is this office building located?

The property is located at 476 Route 28 Harwich Port, MA.

What is the asking price?

The asking price for this property is $1,399,000.

What are key features of this property?

This property features: Nearly 4,000 square foot office building in busy Harwich Port.; Converted from a 4 bedroom 4 bath Cape style home.; Includes a front reception area, conference rooms, and individual offices.