Salon Suite Building with
For Sale
$2,000,000
712 Main Street, Hyannis, MA 02601
Fully renovated in 2021 with nine rented salon suites, a second-floor apartment, and parking for eight cars.
Property Size3,415 SF
Price / SF$585.65
Days on Market68
Property Features for 712 Main Street
General Information
Standard status
Active
Size
3,415 SF
Property subtype
Commercial
Building Details
Year Built
2006
Listing Agency:
Dream Homes & Estates,Inc.
Listed By:
DREAM International
(508) 487-3111
Source:
Seascaperealty
Added: Jun 4
Changed: Aug 9
Last Checked: Aug 9 at 12:42PM
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 Dream Homes & Estates,Inc.
Investment Insights
Based on property information with market context.
This fully renewed, turn-key commercial building was renovated in 2021 and is configured for both retail/service space and residential use. The main level features nine private salon suites that are actively rented. A second-floor apartment was added in 2021, creating an additional living unit within the same property. The building includes three baths and laundry areas on both the first and second floors, supporting day-to-day functionality for residents and on-site operations.
Situated on Main Street in a downtown mixed-use zone, the property includes its own parking for eight cars. The business is described as transferable. The seller notes that buyers and agents should verify all information, including details related to the business and the operating configuration.
Situated on Main Street in a downtown mixed-use zone, the property includes its own parking for eight cars. The business is described as transferable. The seller notes that buyers and agents should verify all information, including details related to the business and the operating configuration.
Key Highlights
- Fully renovated in 2021; 2006 year built, approximately 3,415 sq. ft.
- Main level includes nine private salon suites that are actively rented for immediate income.
- Second‑floor apartment added in 2021 for owner use or additional revenue.
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
$70,137
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
3.51%
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%
$1,402,740
$1.4M
Cap Rate 7%
$1,001,957
$1.0M
Cap Rate 9%
$779,300
$779.3K
Market Conditions
NOI Build-Up for 3,415 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
$102.5K $30.00/SF
− Vacancy
−$2.3K −$0.66/SF
EGI
$100.2K $29.34/SF
− OpEx
−$30.1K −$8.80/SF
NOI
$70.1K $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%
$1,402,740
Cap Rate 7%
$1,001,957
Cap Rate 9%
$779,300
Alternative Uses
Best Use
Retail
$1.00M
$876.7K – $1.17M
NOI $70,137 @ 7.0% cap · market cap 3.51%
Second Best
Apartment 5plus
$977.6K
$855.4K – $1.14M
NOI $68,431 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,414 @ 7.0% cap · market cap 4.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,233
Businesses Nearby
36k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 72%
Shops & Services 23%
Apparel 5%
McDonald's
Dining
15,813 visits/mo
0.5 miles
Burger King
Dining
7,526 visits/mo
0.4 miles
Stop & Shop Gas
Shops & Services
3,712 visits/mo
0.3 miles
Santander Bank
Shops & Services
3,376 visits/mo
0.4 miles
SUBWAY
Dining
2,613 visits/mo
0.2 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
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Frequently Asked Questions
What type of property is this?
Retail space - Fully renovated in 2021 with nine rented salon suites, a second-floor apartment, and parking for eight cars.
Where is this retail space located?
The property is located at 712 Main Street Hyannis, MA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Fully renovated in 2021; 2006 year built, approximately 3,415 sq. ft.; Main level includes nine private salon suites that are actively rented for immediate income.; Second‑floor apartment added in 2021 for owner use or additional revenue.
