Mixed-Use Property With Office
For Sale
$5,900,000
804 Main Street, Osterville, MA 02655
Two buildings combine office occupancy with convenience retail, fuel service, and a separately accessed upper-level office.
Property Size12,000 SF
Lot Size1.00 Acre
Price / SF$305.64
Days on Market553
Property Features for 804 Main Street
General Information
Standard status
Active
Size
12,000 SF
Total Parking Spaces
50
Lot size
1.00 Acre
Property subtype
Commercial
Additional Details
Office Units
5
Building Details
Year Built
2000
Buildings
2
Building Size
12,000 SF
Tenancy
Multi
Listing Agency:
Premier Commercial
(508) 815-5700
Listed By:
Mike Valentine
(508) 815-5700
Source:
Premiercommercial
Added: Feb 23, 2025
Changed: Aug 29
Last Checked: Aug 8 at 4:29PM
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
Investment Insights
Based on property information with market context.
This mixed-use property includes a 12,000-square-foot office building completed in 2000, along with a second 6,000-square-foot structure. The larger building is occupied by four long-term tenants. The smaller building houses a Speedway convenience store and Dunkin Donuts, with an additional large office on the upper level accessible through its own side entrance. That office is occupied by a seventh tenant.
The property occupies 1 acre at 804 Main Street in Barnstable, Massachusetts. Fifty parking spaces surround the buildings, supporting the office and retail components. The combination of established occupancy, fuel and convenience retail, restaurant service, and multiple office areas creates a varied commercial layout within a single property.
The property occupies 1 acre at 804 Main Street in Barnstable, Massachusetts. Fifty parking spaces surround the buildings, supporting the office and retail components. The combination of established occupancy, fuel and convenience retail, restaurant service, and multiple office areas creates a varied commercial layout within a single property.
Key Highlights
- 12,000‑square‑foot office building completed in 2000
- 6,000‑square‑foot secondary building with Speedway and Dunkin Donuts
- Four long‑term tenants occupy the primary office building
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
$405,847
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
6.88%
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%
$8,116,940
$8.1M
Cap Rate 7%
$5,797,814
$5.8M
Cap Rate 9%
$4,509,411
$4.5M
Market Conditions
NOI Build-Up for 19,304 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
$676.4K $35.04/SF
− Vacancy
−$135.3K −$7.01/SF
EGI
$541.1K $28.03/SF
− OpEx
−$135.3K −$7.01/SF
NOI
$405.8K $21.02/SF
Area
Barnstable County, MA
Vacancy
20.00%
Lease Rate
$35.04 /SF/Yr
Expense Ratio
25.00%
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%
$8,116,940
Cap Rate 7%
$5,797,814
Cap Rate 9%
$4,509,411
Alternative Uses
Best Use
Office B
$5.80M
$5.07M – $6.76M
NOI $405,847 @ 7.0% cap · market cap 6.88%
Second Best
Retail
$5.66M
$4.96M – $6.61M
NOI $396,466 @ 7.0% cap · market cap 6.72%
Theoretical Best
Office A
$7.87M
$6.88M – $9.18M
NOI $550,655 @ 7.0% cap · market cap 9.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
130
Businesses Nearby
Explore this area
Business Placement
Demographics for 02655, MA
3,591
Population
3,014
Households
1.2
Avg Household Size
57
Median Age
58%
College-Educated
98%
High-School Grad
6.5 sq mi
ZIP Area
552
Density / Sq Mi
$100,927
Median Household Income
$52,368
Median Earnings
$1,781
Median Rent
$746,200
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?
Mixed-use property - Two buildings combine office occupancy with convenience retail, fuel service, and a separately accessed upper-level office.
Where is this mixed-use property located?
The property is located at 804 Main Street Osterville, MA.
What is the asking price?
The asking price for this property is $5,900,000.
What are key features of this property?
This property features: 12,000‑square‑foot office building completed in 2000; 6,000‑square‑foot secondary building with Speedway and Dunkin Donuts; Four long‑term tenants occupy the primary office building
