Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Osterville Commercial Property with Dunkin' Title is generated by Realmo AI

    804 Main Street, Osterville, MA 02655

    View on Map
    Claim this Listing
    For Sale
    $5,900,000

    COMMERCIAL - Osterville, MA

    Type:Office
    Property size:
    19,304 SF
    Lot size:
    1.01 Acres
    Price / SF:
    $305/SF
    Added:
    Mar 10, 2025
    Days on Market:
    434
    Last Refresh:
    May 17 at 5:06 pm

    Property Features for 804 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Parking
    50
    Parking features
    Parking Lot, Driveway
    Basement
    Full
    Appliances
    Water Heater
    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
    Carpet, Hardwood
    Building materials
    Shingle Siding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Mike Valentine

    Listing agent Mike Valentine

    Listing office Premier Commercial 1645 Falmouth Road, Building G, Centerville, MA

    Listing date Mar 10, 2025

    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.

    HighLights

    • Prime location in the heart of Osterville center, a highly affluent Cape Cod community.
    • High‑traffic location as the village's gathering spot, featuring a Speedway gas station/convenience store and the only Dunkin' Donuts within several miles.
    • Stable rental income history with long‑term tenants in place.
    • Two buildings on a one‑acre parcel: a 12,000 sq ft office building and a 6,000 sq ft building housing Speedway and Dunkin' Donuts, plus an upstairs office.
    • Well‑appointed office building constructed in 2000.
    • Ample parking with 50 spaces.

    Overview

    Located in the affluent community of Osterville, Massachusetts, 804 Main Street is a one-acre commercial property improved by a 12,000 square foot office building with four long-term tenants and a 6,000 square foot building occupied by a Speedway gas station/convenience store and a Dunkin' Donuts. The property also includes a large office upstairs with a separate side entrance, occupied by a seventh tenant. Situated in the center of the village, the site is a gathering spot drawing from several neighboring communities. The property has 50 parking spaces. The location in the heart of Osterville offers investment potential, with a history of stable rental income. The property is suitable for gas station, automotive, retail, grocery and convenience store, individual retail, coffee shop, and restaurant uses.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $4.41M
    NOI $396,466 @ 9.00% cap · cautious / downside scenario
    Moderate
    $5.66M
    NOI $396,466 @ 7.00% cap · market / base-case scenario
    Aggressive
    $7.93M
    NOI $396,466 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $579.1k $30.00
    − Vacancy −$12.7k −$0.66
    EGI $566.4k $29.34
    − OpEx −$169.9k −$8.80
    NOI $396.5k $20.54
    19,304 SF · lease $30.00/SF/yr · vacancy 2.20% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $5.66M
    $4.96M – $6.61M (±1% cap)
    NOI $396,466 @ 7.0% cap · market cap 6.72%
    Second Best
    Specialty Retail
    $4.25M
    $3.72M – $4.96M (±1% cap)
    NOI $297,714 @ 7.0% cap · market cap 5.05%
    Theoretical Best
    Office A
    $7.87M
    $6.88M – $9.18M (±1% cap)
    NOI $550,655 @ 7.0% cap · market cap 9.33%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Gas stations

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Nail Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Osterville
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.375312
    Latitude
    41.7116998

    Nearby Similar for Sale

    • $85,000
      120 SF

      Single Car Garage in Osterville

      One-story garage in Osterville Village for personal storage.
      920A Main Street, Osterville, MA 02655
      View Details
    • $5,900,000
      19,304 SF

      Osterville Center Investment Opportunity

      Prime Osterville location with stable rental income and high potential.
      804 Main Street, Osterville, MA 02655
      View Details
    • $85,000
      120 SF

      Single Car Garage in Osterville

      One-story garage in Osterville Village, suitable for personal storage.
      920A Main, Osterville, MA 02655
      View Details
    • $85,000

      Single Car Garage in Osterville

      One-story garage in Osterville Village for personal storage.
      920A Main Street #UNIT 14, Osterville, MA 02655
      View Details

    FAQs

    What type of property is this?
    Gas station - Prime commercial property in Osterville, MA with established tenants.
    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: Prime location in the heart of Osterville center, a highly affluent Cape Cod community.; High‑traffic location as the village's gathering spot, featuring a Speedway gas station/convenience store and the only Dunkin' Donuts within several miles.; Stable rental income history with long‑term tenants in place.
    (508) 958-6927
    We can help!
    Listing Contact
    Mike Valentine
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    804 Main Street, Osterville, MA 02655
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!