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    Orleans Office Building For Sale Title is generated by Realmo AI

    8 Cardinal Lane, Orleans, MA 02653

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    Claim this Listing
    For Sale
    $3,900,000

    14,340 SF office building in the heart of Orleans.

    Type:Commercial
    Property size:
    14,340 SF
    Lot size:
    2.60 Acres
    Price / SF:
    $271/SF
    Added:
    Dec 31, 2025
    Days on Market:
    153
    Last Refresh:
    Apr 15 at 8:59 pm

    Property Features for 8 Cardinal Lane

    General Information

    Standard status
    Active
    Size
    14,340 SF
    Lot size
    2.60 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1987

    We can help!

    Listing Contact
    JOHN E CILUZZI
    JOHN E CILUZZI

    Listing agent JOHN E CILUZZI License #8990

    Listing office PREMIER COMMERCIAL

    Listing date Dec 31, 2025

    Source Corcoran

    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 PREMIER COMMERCIAL

    HighLights

    • Prime location in the heart of Orleans, near Main Street, Route 6A, and Route 6 exits.
    • Substantial 14,340 square foot office building with a warm reception area and multiple wings of offices and meeting space.
    • Expansive 2.6+ acre private lot with exceptional parking facilities.
    • Excellent condition of the building, built in 1987.
    • Potential for various uses including professional office, mixed‑use, or residential.
    • Fire Sprinkler System installed.

    Overview

    A 14,340 square foot office building is available for sale. Located at 8 Cardinal Lane in Orleans, the property is situated just off Main Street and near Route 6A, as well as both Orleans exits to US Route 6. The building features a warm reception area and four wings of offices and meeting space. The property is located steps from Main Street retail and the Cape Cod Rail Trail / Bike Trail. The expansive, private lot is over 2.6 acres and has ample parking. Orleans serves as a secondary business hub in the Cape Cod Market, approximately 30 minutes from Hyannis and Provincetown. Key features include a superior location, excellent condition, exceptional parking facilities, and a fire sprinkler system. The property offers a variety of potential uses, including professional office, mixed-use, and residential. It presents an opportunity for investors to obtain passive income or relocate their company to this prime location. The private setting and substantial square footage may allow for a syndicate of investors to purchase for many companies to occupy.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $502.5k $35.04
    − Vacancy −$100.5k −$7.01
    EGI $402.0k $28.03
    − OpEx −$100.5k −$7.01
    NOI $301.5k $21.02
    14,340 SF · lease $35.04/SF/yr · vacancy 20.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $4.31M
    $3.77M – $5.02M (±1% cap)
    NOI $301,484 @ 7.0% cap · market cap 7.73%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $5.84M
    $5.11M – $6.82M (±1% cap)
    NOI $409,055 @ 7.0% cap · market cap 10.49%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    La Tanzi Spaulding ... Law Firm Sherman Lisa S Law Firm O'Keefe Melanie J Law Firm Rufo Kristen S Law Firm Ward Christopher Law Firm

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Orleans
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -69.9931512
    Latitude
    41.7907062

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    FAQs

    What type of property is this?
    Office building - 14,340 SF office building in the heart of Orleans.
    Where is this office building located?
    The property is located at 8 Cardinal Lane Orleans, MA.
    What is the asking price?
    The asking price for this property is $3,900,000.
    What are key features of this property?
    This property features: Prime location in the heart of Orleans, near Main Street, Route 6A, and Route 6 exits.; Substantial 14,340 square foot office building with a warm reception area and multiple wings of offices and meeting space.; Expansive 2.6+ acre private lot with exceptional parking facilities.
    (508) 815-5700
    We can help!
    Listing Contact
    JOHN E CILUZZI
    JOHN E CILUZZI
    Real Estate License ID: 8990
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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