Coffee Shop with Commercial
For Sale
$899,000
5030 State Highway, Eastham, MA 02642
COMMERCIAL - Eastham, MA
Property Size2,442 SF
Lot Size0.22 Acres
Price / SF$368.14
Days on Market146
Property Features for 5030 State Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
RES & LTD COMM
Parking features
Parking Lot
Basement
Full
Appliances
Water Heater
Lot features
Corner Lot
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Route 6 on the right heading North #5030
Subdivision
Eastham
Standard status
Active
APN
EAST M:0005 L:0119
Size
2,442 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3248
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Wall Unit(s)
Water source
Public
Amenities
full-size commercial kitchen
new walk-in freezer
new rear delivery deck
mini-split A/C systems
Building Details
Year built
1890
Floors in Building
2
Flooring type
Laminate, Tile, Vinyl
Building materials
Clapboard, Shingle Siding
Roof type
Asphalt
Listing Agency:
RE/MAX Executive Realty · RE/MAX International
(508) 520-9882
Listed By:
Sandra Milano · License #9562446
(774) 212-3141
Added: Mar 22
Changed: Aug 4
Last Checked: Aug 14 at 11:06AM
MLS# 22600889
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 mixed-use coffee shop/food-service property features a full-size commercial kitchen with extended kitchen space, plus updated kitchen flooring and kitchen wiring. Updates also include a new walk-in freezer and an Ansul fire suppression system. A new rear delivery deck supports food-service operations, and mini-split A/C systems provide climate control. Heating is forced air with natural gas, and the building includes wall units for cooling. The property includes a second-floor unit currently utilized as a short-term rental, offering flexibility for owner-occupancy or additional revenue.
Set on a prominent corner lot totaling 0.22 acres, the building offers 2,442 square feet of space with parking provided in a parking lot. The offering is located on State Highway in Eastham near the Cape Cod National Seashore, with visibility and accessibility supported by the high-traffic area.
Constructed in 1890 with clapboard and shingle siding, the building includes asphalt roofing and flooring of tile, laminate, and vinyl. Water service is public.
Set on a prominent corner lot totaling 0.22 acres, the building offers 2,442 square feet of space with parking provided in a parking lot. The offering is located on State Highway in Eastham near the Cape Cod National Seashore, with visibility and accessibility supported by the high-traffic area.
Constructed in 1890 with clapboard and shingle siding, the building includes asphalt roofing and flooring of tile, laminate, and vinyl. Water service is public.
Key Highlights
- 0.22‑acre corner lot with parking lot on‑site
- 2,442 SF mixed‑use building with a second‑floor short‑term rental
- Full‑size commercial kitchen with extended kitchen space
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
$48,933
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
5.44%
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%
$978,660
$978.7K
Cap Rate 7%
$699,043
$699.0K
Cap Rate 9%
$543,700
$543.7K
Market Conditions
NOI Build-Up for 2,442 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
$91.7K $37.56/SF
− Vacancy
−$2.8K −$1.13/SF
EGI
$89.0K $36.43/SF
− OpEx
−$40.0K −$16.39/SF
NOI
$48.9K $20.04/SF
Area
Barnstable County, MA
Vacancy
3.00%
Lease Rate
$37.56 /SF/Yr
Expense Ratio
45.00%
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%
$978,660
Cap Rate 7%
$699,043
Cap Rate 9%
$543,700
Alternative Uses
Best Use
Apartment 5plus
$699.0K
$611.7K – $815.6K
NOI $48,933 @ 7.0% cap · market cap 5.44%
Second Best
Specialty Retail
$538.0K
$470.8K – $627.7K
NOI $37,662 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$995.1K
$870.7K – $1.16M
NOI $69,659 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02642, MA
5,752
Population
6,349
Households
0.9
Avg Household Size
61
Median Age
52%
College-Educated
96%
High-School Grad
14.0 sq mi
ZIP Area
411
Density / Sq Mi
$72,683
Median Household Income
$42,638
Median Earnings
$1,692
Median Rent
$668,400
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Coffee shop - Freestanding corner-lot property with a full-size commercial kitchen, updated freezer and fire suppression, and mini-split A/C.
Where is this coffee shop located?
The property is located at 5030 State Highway Eastham, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 0.22‑acre corner lot with parking lot on‑site; 2,442 SF mixed‑use building with a second‑floor short‑term rental; Full‑size commercial kitchen with extended kitchen space
