Storefront Property with Three
New
For Sale
$1,949,000
60 MA-6A, Orleans, MA 02653
Commercial Sale, Orleans, MA
Property Size5,860 SF
Lot Size0.61 Acres
Price / SF$332.59
Days on Market7
Property Features for 60 MA-6A
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
VC
Parking features
Parking Lot, Off Street, Driveway
Appliances
Water Heater
Lot features
Corner Lot, Roadway
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
At the interscection of Rt 28 and Rt 6A
Subdivision
Orleans
Standard status
Active
APN
26-29-0
Size
5,860 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
8232
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1875
Floors in Building
2
Number of units
2
Flooring type
Carpet
Building materials
Wood Frame, Clapboard
Roof type
Shingle
Listing Agency:
Kinlin Grover Compass
(508) 240-0334
Listed By:
Nat S Santoro · License #141467
(508) 274-0509
Added: Sep 8
Changed: Sep 12
Last Checked: Sep 14 at 3:06AM
MLS# 22604495
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 5,860-square-foot storefront property on 0.61 acres includes three businesses. The purchase includes Trees Gallery and The Photo, Art and Framing Shop, while a third business is expected to continue leasing from the owner. The building dates to 1875 and features wood-frame clapboard construction, carpet flooring, electric heat, and a shingle roof.
Located at 60 MA-6A in Orleans, the property provides off-street parking through a driveway and parking lot. Public water and public sewer serve the site, and phone service is available. The existing commercial configuration combines an operating business component with an ongoing lease arrangement in one property.
Located at 60 MA-6A in Orleans, the property provides off-street parking through a driveway and parking lot. Public water and public sewer serve the site, and phone service is available. The existing commercial configuration combines an operating business component with an ongoing lease arrangement in one property.
Key Highlights
- 5,860‑square‑foot storefront property on 0.61 acres
- Three businesses associated with the property; two are included in the purchase
- Trees Gallery and The Photo, Art and Framing Shop included
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
$120,353
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
6.18%
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%
$2,407,060
$2.4M
Cap Rate 7%
$1,719,329
$1.7M
Cap Rate 9%
$1,337,256
$1.3M
Market Conditions
NOI Build-Up for 5,860 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
$175.8K $30.00/SF
− Vacancy
−$3.9K −$0.66/SF
EGI
$171.9K $29.34/SF
− OpEx
−$51.6K −$8.80/SF
NOI
$120.4K $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%
$2,407,060
Cap Rate 7%
$1,719,329
Cap Rate 9%
$1,337,256
Alternative Uses
Best Use
Retail
$1.72M
$1.50M – $2.01M
NOI $120,353 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.39M
$2.09M – $2.79M
NOI $167,159 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
710
Businesses Nearby
125k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 27%
Shops & Services 22%
Apparel 21%
Groceries 21%
T.J. Maxx
Apparel
26,075 visits/mo
0.4 miles
Stop & Shop
Groceries
26,053 visits/mo
0.4 miles
Wendy's
Dining
20,440 visits/mo
0.5 miles
Mobil
Shops & Services
8,496 visits/mo
0.3 miles
Dunkin' Donuts
Dining
8,342 visits/mo
0.5 miles
Demographics for 02653, MA
6,307
Population
5,685
Households
1.1
Avg Household Size
63
Median Age
59%
College-Educated
99%
High-School Grad
12.1 sq mi
ZIP Area
521
Density / Sq Mi
$98,798
Median Household Income
$45,853
Median Earnings
$1,181
Median Rent
$816,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Bloom Florist & Gift Shop — Orleans, MA 02653
- Stop & Shop Florist — Orleans, MA 02653
Frequently Asked Questions
What type of property is this?
Storefront property - The property includes two businesses while a third business remains in place under a continuing lease.
Where is this storefront property located?
The property is located at 60 MA-6A Orleans, MA.
What is the asking price?
The asking price for this property is $1,949,000.
What are key features of this property?
This property features: 5,860‑square‑foot storefront property on 0.61 acres; Three businesses associated with the property; two are included in the purchase; Trees Gallery and The Photo, Art and Framing Shop included
