Cape-Style Office
For Sale
$1,399,000
476 Route 28, Harwich Port, MA 02646
COMMERCIAL - Harwich Port, MA
Property Size3,995 SF
Lot Size0.64 Acres
Price / SF$350.19
Days on Market202
Property Features for 476 Route 28
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
R
Elementary school district
Monomoy
Middle school district
Monomoy
High school district
Monomoy
Directions
On Route 28 in Harwich Port. Across from Dunkin Donuts at Post Office Square.
Subdivision
Harwich
Standard status
Active
APN
HARW M:13 P:W2
Size
3,995 SF
Lot size
0.64 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6227
Utilities
Sewer type
Septic Tank
Heating system
Oil
Water source
Public
Building Details
Year built
1927
Floors in Building
2
Number of units
1
Flooring type
Carpet
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
Kinlin Grover Compass
(508) 240-0334
Listed By:
Nat S Santoro · License #141467
(508) 274-0509
Added: Feb 2
Changed: Aug 4
Last Checked: Aug 23 at 1:06PM
MLS# 22600315
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.
Investment Insights
Based on property information with market context.
This nearly 4,000-square-foot Cape-style property has been converted from a 4-bedroom, 4-bath home into office use. The interior includes an inviting front reception area, multiple conference rooms, individual offices, and larger rooms designed for multiple desks. A large sign at the front helps identify the property, and the layout supports a mix of collaborative and private workspaces.
The building is located at 476 Route 28 in Harwich Port, MA, with ample off-street parking available for staff and visitors. The exterior also includes a large front sign.
The configuration should appeal to tenants looking for a ready-to-operate office environment with reception, meeting space, and a blend of private and open desk areas. Tenants are reported to be in place, and the sellers may consider creative financing for qualified buyers. Please do not approach tenants or employees.
The building is located at 476 Route 28 in Harwich Port, MA, with ample off-street parking available for staff and visitors. The exterior also includes a large front sign.
The configuration should appeal to tenants looking for a ready-to-operate office environment with reception, meeting space, and a blend of private and open desk areas. Tenants are reported to be in place, and the sellers may consider creative financing for qualified buyers. Please do not approach tenants or employees.
Key Highlights
- Nearly 4,000 SF office building in busy Harwich Port
- Converted from a 4‑bedroom/4‑bath Cape‑style home into office space with front reception and conference rooms
- Includes individual offices plus large multi‑desk rooms
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
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
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
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
305
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Nearly 4,000 SF office building with reception, conference space, and ample off-street parking.
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 SF office building in busy Harwich Port; Converted from a 4‑bedroom/4‑bath Cape‑style home into office space with front reception and conference rooms; Includes individual offices plus large multi‑desk rooms
