Gas Station and Convenience Store with
For Sale
$5,900,000
804 Main Street, Osterville, MA 02655
COMMERCIAL - Osterville, MA
Property Size19,304 SF
Lot Size1.01 Acres
Price / SF$305.64
Days on Market529
Property Features for 804 Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
BA
Parking
50
Parking features
Parking Lot, Driveway
Basement
Full
Appliances
Water Heater
Lot features
Level
Elementary school district
Barnstable
Middle school district
Barnstable
High school district
Barnstable
Directions
From Route 6: Take Exit 65 Rt. 149.Continue on Rt. 149 South for about 5 miles. Turn right onto Osterville-West Barnstable Road. Follow this road Turn left onto Main Street. 804 will be on your left
Subdivision
Barnstable
Standard status
Active
APN
6947
Size
19,304 SF
Lot size
1.01 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
24041
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
2000
Floors in Building
2
Flooring type
Hardwood, Carpet
Building materials
Shingle Siding
Roof type
Asphalt
Listing Agency:
Premier Commercial
(508) 815-5700
Listed By:
Mike Valentine
(508) 958-6927
Added: Mar 10, 2025
Changed: Aug 4
Last Checked: Aug 20 at 5:06PM
MLS# 22500909
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.
Located at 804 Main Street in Osterville, Massachusetts, this gas station and convenience store property sits on a 1.01-acre parcel with on-site parking for 50 vehicles. The site includes a 12,000 square foot office building with four long-term tenants, plus a smaller 6,000 square foot structure that is occupied by Speedway convenience store and Dunkin Donuts.
A large office upstairs is accessed by a separate side entrance and is part of the tenant mix for the property’s seventh tenant. The building systems include forced-air heating with natural gas, central air conditioning, and an asphalt roof. Water is provided by public supply, and the property includes a water heater.
Built in 2000, the site’s straightforward layout and multiple income-producing spaces support a practical owner-operator or investment structure, with driveway and parking lot arrangements surrounding the buildings.
A large office upstairs is accessed by a separate side entrance and is part of the tenant mix for the property’s seventh tenant. The building systems include forced-air heating with natural gas, central air conditioning, and an asphalt roof. Water is provided by public supply, and the property includes a water heater.
Built in 2000, the site’s straightforward layout and multiple income-producing spaces support a practical owner-operator or investment structure, with driveway and parking lot arrangements surrounding the buildings.
Key Highlights
- 1.01‑acre parcel with 50 parking spaces surrounding the property
- 12,000 square foot office building with four long‑term tenants
- 6,000 square foot structure occupied by Speedway convenience store and Dunkin Donuts
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
513
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?
Gas station - One-acre Osterville parcel with Speedway convenience store, Dunkin' Donuts, and a multi-tenant office building.
Where is this gas station 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: 1.01‑acre parcel with 50 parking spaces surrounding the property; 12,000 square foot office building with four long‑term tenants; 6,000 square foot structure occupied by Speedway convenience store and Dunkin Donuts
