Renovated Mixed-Use
New
For Sale
$1,199,000
574 Main Street, Hyannis, MA 02601
Two-level commercial and residential building with ground-floor business space and a two-bedroom apartment above.
Property Size4,032 SF
Price / SF$297.37
Days on Market7
Property Features for 574 Main Street
General Information
Standard status
Active
Size
4,032 SF
Property subtype
Commercial
Zoning
DMS
Taxes and HOA fees
Annual Taxes
$1,046
Building Details
Building Size
4,032 SF
Year Built
1950
Buildings
1
Stories
2
Listing Agency:
Classic Cape Real Estate, LLC
Listed By:
Ken Hager
(508) 737-9974
Source:
Link.flexmls
Added: Sep 19
Last Checked: Sep 24 at 6:31AM
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 Classic Cape Real Estate, LLC
Investment Insights
Based on property information with market context.
This renovated mixed-use property combines commercial space with an upper-level residential component. The building contains approximately 4,032 square feet, including 3,040+- square feet of ground-floor commercial area and a 992+- square foot two-bedroom apartment on the second level.
Constructed in 1950, the property fronts Main Street in downtown Hyannis, placing the commercial portion within an established downtown setting. The layout provides a distinct separation between the business and residential areas within one building.
Constructed in 1950, the property fronts Main Street in downtown Hyannis, placing the commercial portion within an established downtown setting. The layout provides a distinct separation between the business and residential areas within one building.
Key Highlights
- Approximately 4,032 SF mixed‑use building
- 3,040+- SF of ground‑floor commercial space
- 992+- SF two‑bedroom apartment upstairs
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
$82,809
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
6.91%
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%
$1,656,180
$1.7M
Cap Rate 7%
$1,182,986
$1.2M
Cap Rate 9%
$920,100
$920.1K
Market Conditions
NOI Build-Up for 4,032 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
$121.0K $30.00/SF
− Vacancy
−$2.7K −$0.66/SF
EGI
$118.3K $29.34/SF
− OpEx
−$35.5K −$8.80/SF
NOI
$82.8K $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%
$1,656,180
Cap Rate 7%
$1,182,986
Cap Rate 9%
$920,100
Alternative Uses
Best Use
Retail
$1.18M
$1.04M – $1.38M
NOI $82,809 @ 7.0% cap · market cap 6.91%
Second Best
Mixed Use
$803.5K
$703.1K – $937.4K
NOI $56,246 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $115,015 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
72
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?
Mixed-use property - Two-level commercial and residential building with ground-floor business space and a two-bedroom apartment above.
Where is this mixed-use property located?
The property is located at 574 Main Street Hyannis, MA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Approximately 4,032 SF mixed‑use building; 3,040+- SF of ground‑floor commercial space; 992+- SF two‑bedroom apartment upstairs
