Restaurant Building with Patio
For Sale
$430,000
517 Main Street, Hyannis, MA 02601
COMMERCIAL - Hyannis, MA
Property Size2,256 SF
Lot Size0.07 Acres
Price / SF$190.60
Days on Market178
Property Features for 517 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
HVB
Appliances
Water Heater
Elementary school district
Barnstable
Middle school district
Barnstable
High school district
Barnstable
Directions
517 Main Street Hyannis, MA
Subdivision
Barnstable
Standard status
Active
APN
308-094
Size
2,256 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4180
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Flooring type
Tile, Carpet
Building materials
Clapboard
Roof type
Shingle, Asphalt
Listing Agency:
Premier Commercial
(508) 815-5700
Listed By:
John E Ciluzzi · License #8990
(508) 962-5033
Added: Feb 23
Changed: Aug 4
Last Checked: Aug 20 at 12:06PM
MLS# 22600606
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 restaurant building features a licensed first-floor dining space for 70 seats, along with 24 additional outdoor patio seats. The first floor also includes a full commercial kitchen designed for a restaurant concept. Flooring includes tile and carpet, with forced air natural gas heating and wall unit cooling.
A recently remodeled second floor provides flexible space that can be used for storage, office use, or as a residential unit with one bedroom and a full bath. The property sits on a 0.07-acre lot and is constructed with clapboard siding.
Located at 517 Main Street in Downtown Hyannis, the property is positioned near local attractions and island ferries, as well as Hyannis Municipal Airport, shopping, and entertainment. Utilities include public water and public sewer, with phone available. The roof is asphalt shingle.
A recently remodeled second floor provides flexible space that can be used for storage, office use, or as a residential unit with one bedroom and a full bath. The property sits on a 0.07-acre lot and is constructed with clapboard siding.
Located at 517 Main Street in Downtown Hyannis, the property is positioned near local attractions and island ferries, as well as Hyannis Municipal Airport, shopping, and entertainment. Utilities include public water and public sewer, with phone available. The roof is asphalt shingle.
Key Highlights
- Licensed 70‑seat dining area on the first floor
- Additional 24 outdoor patio seats
- Full commercial kitchen for a restaurant concept
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
$34,793
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
8.09%
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%
$695,860
$695.9K
Cap Rate 7%
$497,043
$497.0K
Cap Rate 9%
$386,589
$386.6K
Market Conditions
NOI Build-Up for 2,256 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
$48.7K $21.60/SF
− Vacancy
−$2.3K −$1.04/SF
EGI
$46.4K $20.56/SF
− OpEx
−$11.6K −$5.14/SF
NOI
$34.8K $15.42/SF
Area
Barnstable County, MA
Vacancy
4.80%
Lease Rate
$21.60 /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%
$695,860
Cap Rate 7%
$497,043
Cap Rate 9%
$386,589
Alternative Uses
Best Use
Specialty Retail
$497.0K
$434.9K – $579.9K
NOI $34,793 @ 7.0% cap · market cap 8.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$919.3K
$804.4K – $1.07M
NOI $64,353 @ 7.0% cap · market cap 14.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,565
Businesses Nearby
35k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 69%
Shops & Services 21%
Apparel 5%
Hotels & Casinos 4%
McDonald's
Dining
15,813 visits/mo
0.2 miles
Burger King
Dining
7,526 visits/mo
0.2 miles
Santander Bank
Shops & Services
3,376 visits/mo
0.2 miles
Balise Ford
Shops & Services
2,850 visits/mo
0.3 miles
Wings Beachwear
Apparel
1,826 visits/mo
0.1 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Licensed 70-seat dining area plus 24 outdoor patio seats, with a full commercial kitchen and gas forced-air heating.
Where is this conventional restaurant located?
The property is located at 517 Main Street Hyannis, MA.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Licensed 70‑seat dining area on the first floor; Additional 24 outdoor patio seats; Full commercial kitchen for a restaurant concept
