Retail Unit on Main
For Sale
$255,000
569 Main Street Unit 2, Barnstable, MA 02601
Commercial unit in active Cape Cod commercial district.
Property Size532 SF
Price / SF$479.32
Days on Market273
Property Features for 569 Main Street Unit 2
General Information
Standard status
Active
Size
532 SF
Property subtype
Commercial
Lease Term
[]
Building Details
Year Built
1987
Listing Agency:
Commercial Realty Advisors,Inc.
(508) 862-9000
Listed By:
Kevin A. Pepe
(781) 645-0505
Source:
Yourhomeforsale
Added: Nov 27, 2025
Changed: Aug 25
Last Checked: Aug 26 at 9:52AM
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.
This approximately 532 square foot commercial unit is located along the highly traveled Main Street retail corridor. Currently occupied by a mobile phone sales and repair retailer, the property provides an investor with immediate in-place tenancy within one of Cape Cod's most active commercial districts. The property benefits from consistent pedestrian traffic, strong year-round visibility, and the economic energy of downtown Hyannis, and is positioned among restaurants, retail shops, entertainment venues, and seasonal tourist activity. The unit features a bright retail showroom with extensive product display shelving, modern vinyl plank flooring, updated lighting, and a service counter area. A rear storage and workspace area supports operational needs for retail and repair services. The space has been built out specifically for retail use and offers an efficient layout that maximizes merchandising and customer flow.
Key Highlights
- High‑traffic location on Main Street in downtown Hyannis, a prime Cape Cod commercial district.
- Currently leased to a mobile phone retailer, providing immediate rental income.
- Features a built‑out retail space with showroom, display shelving, service counter, and rear storage.
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
$10,926
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
4.28%
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%
$218,520
$218.5K
Cap Rate 7%
$156,086
$156.1K
Cap Rate 9%
$121,400
$121.4K
Market Conditions
NOI Build-Up for 532 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
$16.0K $30.00/SF
− Vacancy
−$351 −$0.66/SF
EGI
$15.6K $29.34/SF
− OpEx
−$4.7K −$8.80/SF
NOI
$10.9K $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%
$218,520
Cap Rate 7%
$156,086
Cap Rate 9%
$121,400
Alternative Uses
Best Use
Retail
$156.1K
$136.6K – $182.1K
NOI $10,926 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$216.8K
$189.7K – $252.9K
NOI $15,176 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Retail space - Commercial unit in active Cape Cod commercial district.
Where is this retail space located?
The property is located at 569 Main Street Unit 2 Barnstable, MA.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: High‑traffic location on Main Street in downtown Hyannis, a prime Cape Cod commercial district.; Currently leased to a mobile phone retailer, providing immediate rental income.; Features a built‑out retail space with showroom, display shelving, service counter, and rear storage.
