Landmark Mixed-Use Property with Ice Cream
For Sale
$3,975,000
Pending
80-82 Massachusetts 6A, Orleans, MA 02653
COMMERCIAL - Orleans, MA
Property Size15,100 SF
Lot Size1.43 Acres
Days on Market151
Property Features for 80-82 Massachusetts 6A
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
0310
Appliances
Water Heater
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
From U.S. Route 6, take Exit 89 toward Orleans. Follow MA-28 south for about 1 mile. Oracle Square is on the right along Cranberry Highway in the center of town.
Subdivision
Orleans
Standard status
Pending
Size
15,100 SF
Lot size
1.43 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
11100
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1880
Floors in Building
2
Flooring type
Carpet, Hardwood, Wood
Building materials
Shingle Siding
Roof type
Asphalt
Listing Agency:
Premier Commercial
(508) 815-5700
Listed By:
Mike Valentine
(508) 958-6927
Added: Mar 23
Changed: Aug 4
Last Checked: Aug 20 at 3:06PM
MLS# 22601043
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.
Oracle Square is a landmark mixed-use property in Orleans built in 1880. The site includes a mix of residential stability and commercial vitality, with Emack & Bolio's Ice Cream as the anchor tenant and the remaining commercial spaces supporting a variety of established retail and service businesses.
The property is positioned as a village focal point with significant frontage on Route 6A. Oracle Square totals 15,100 square feet and is constructed with shingle siding and an asphalt roof. Heating is provided by natural gas forced air, and cooling is available via central air.
Utilities include public water and public sewer. The interiors feature flooring finishes including carpet, wood, and hardwood, with a water heater on site.
The property is positioned as a village focal point with significant frontage on Route 6A. Oracle Square totals 15,100 square feet and is constructed with shingle siding and an asphalt roof. Heating is provided by natural gas forced air, and cooling is available via central air.
Utilities include public water and public sewer. The interiors feature flooring finishes including carpet, wood, and hardwood, with a water heater on site.
Key Highlights
- Emack & Bolio's Ice Cream anchor tenant
- Mixed‑use property with one anchor and 10 additional commercial spaces
- 15,100 total square feet
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
$310,124
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
7.80%
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%
$6,202,480
$6.2M
Cap Rate 7%
$4,430,343
$4.4M
Cap Rate 9%
$3,445,822
$3.4M
Market Conditions
NOI Build-Up for 15,100 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
$453.0K $30.00/SF
− Vacancy
−$10.0K −$0.66/SF
EGI
$443.0K $29.34/SF
− OpEx
−$132.9K −$8.80/SF
NOI
$310.1K $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%
$6,202,480
Cap Rate 7%
$4,430,343
Cap Rate 9%
$3,445,822
Alternative Uses
Best Use
Retail
$4.43M
$3.88M – $5.17M
NOI $310,124 @ 7.0% cap · market cap 7.80%
Second Best
Mixed Use
$3.01M
$2.63M – $3.51M
NOI $210,645 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$6.15M
$5.38M – $7.18M
NOI $430,734 @ 7.0% cap · market cap 10.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
710
Businesses Nearby
125k
Monthly Visits Nearby
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
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 - Landmark mixed-use property anchored by Emack & Bolio's Ice Cream with natural gas heat and central air.
Where is this mixed-use property located?
The property is located at 80-82 Massachusetts 6A Orleans, MA.
What is the asking price?
The asking price for this property is $3,975,000.
What are key features of this property?
This property features: Emack & Bolio's Ice Cream anchor tenant; Mixed‑use property with one anchor and 10 additional commercial spaces; 15,100 total square feet
