Hyannis Main Street Flex
For Sale
$685,000
615 Main St, Barnstable, MA 02601
3,024 SF Flex Condo Prime Location on Main Street in Hyannis
Property Size3,024 SF
Lot Size0.07 Acres
Price / SF$226.52
Days on Market602
Property Features for 615 Main St
General Information
Standard status
Active
Property type
Individual retail properties, Other retail properties, Other office properties, Retail properties & Spaces, Office Spaces
Size
3,024 SF
Net Rentable
2,228 SF
Class
B
Elevators
N/A
Lot size
0.07 Acres
Investment Type
Owner User
Building Details
Year Built
1930
Buildings
1
Stories
1
Units
1
Listing Agency:
(774) 930-4180
Listed By:
Sofia
(774) 930-4180
Added: Dec 26, 2024
Changed: Mar 16
Investment Insights
Based on property information with market context.
This 3,024 square foot flex condo unit is located in a desirable area of Hyannis. Situated on a 0.0694 acre lot, the property features a 2,228 square foot net usable area. Its flexible zoning permits a variety of uses, including retail, office, restaurant, and art gallery. The property benefits from high foot traffic and an open floor plan with abundant natural light. Previously occupied by a Harley Davidson store, this space is suitable for a diverse range of businesses. This property is offered as an owner-user investment.
Key Highlights
- Heavy Duty Foot
- Traffic Open Floor Plan
- Natural Light
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
$62,107
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
9.07%
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%
$1,242,140
$1.2M
Cap Rate 7%
$887,243
$887.2K
Cap Rate 9%
$690,078
$690.1K
Market Conditions
NOI Build-Up for 3,024 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
$90.7K $30.00/SF
− Vacancy
−$2.0K −$0.66/SF
EGI
$88.7K $29.34/SF
− OpEx
−$26.6K −$8.80/SF
NOI
$62.1K $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%
$1,242,140
Cap Rate 7%
$887,243
Cap Rate 9%
$690,078
Alternative Uses
Best Use
Office B
$908.2K
$794.7K – $1.06M
NOI $63,577 @ 7.0% cap · market cap 9.28%
Second Best
Retail
$887.2K
$776.3K – $1.04M
NOI $62,107 @ 7.0% cap · market cap 9.07%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,261 @ 7.0% cap · market cap 12.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,212
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Individual retail property - 3,024 SF Flex Condo Prime Location on Main Street in Hyannis
Where is this individual retail property located?
The property is located at 615 Main St Barnstable, MA.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Heavy Duty Foot; Traffic Open Floor Plan; Natural Light
