Street-Facing Live-Work Mixed-Use
For Sale
$899,000
Pending
820 Massachusetts 28, Harwich, MA 02645
COMMERCIAL - Harwich, MA
Property Size3,156 SF
Lot Size0.52 Acres
Days on Market97
Property Features for 820 Massachusetts 28
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Mixed Use
Basement
Walk-Out Access, Partial
Appliances
Water Heater
Elementary school district
Monomoy
Middle school district
Monomoy
High school district
Monomoy
Directions
Head east on US-6 E, take exit 82 to merge onto Pleasant Lake Ave, Turn left onto Main St, take a slight right onto Chatham Road, Turn right onto Main St, 820 will be on the right.
Subdivision
Harwich
Standard status
Pending
APN
24-T4-0
Size
3,156 SF
Lot size
0.52 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
2446
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1885
Floors in Building
2
Flooring type
Vinyl, Wood, Laminate, Carpet
Building materials
Clapboard, Shingle Siding
Roof type
Asphalt
Listing Agency:
Commercial Realty Advisors, Inc.
(508) 862-9000
Listed By:
Bradford Kuhrtz
(508) 360-4523
Added: May 8
Changed: Aug 11
Last Checked: Aug 12 at 8:06AM
MLS# 22602020
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.
820 Route 28 in Harwich Port is a mixed-use live-work property set on a +/-0.52-acre Route 28 site. The building package includes approximately +/-1,500 SF of street-facing retail/gallery space, a second-floor apartment, a detached one-bedroom cottage, and a separate workshop/studio building, offering multiple configurations for owner-occupants or live/work operators.
The property was built in 1885 and features clapboard and shingle siding with an asphalt roof. Interior finishes include laminate, wood, vinyl, and carpet. Heating options include propane (heating) and natural gas with forced air systems.
Utilities include public water and a septic tank, and the property has a water heater. With retail frontage and additional residential and creative space components, the layout supports a variety of combined uses within the compound.
The property was built in 1885 and features clapboard and shingle siding with an asphalt roof. Interior finishes include laminate, wood, vinyl, and carpet. Heating options include propane (heating) and natural gas with forced air systems.
Utilities include public water and a septic tank, and the property has a water heater. With retail frontage and additional residential and creative space components, the layout supports a variety of combined uses within the compound.
Key Highlights
- +/-0.52‑acre Route 28 live‑work mixed‑use site in Harwich Port
- Approximately +/-1,500 SF of street‑facing retail/gallery space
- Second‑floor apartment plus detached one‑bedroom cottage
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
$66,352
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
7.38%
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%
$1,327,040
$1.3M
Cap Rate 7%
$947,886
$947.9K
Cap Rate 9%
$737,244
$737.2K
Market Conditions
NOI Build-Up for 3,156 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
$110.6K $35.04/SF
− Vacancy
−$22.1K −$7.01/SF
EGI
$88.5K $28.03/SF
− OpEx
−$22.1K −$7.01/SF
NOI
$66.4K $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%
$1,327,040
Cap Rate 7%
$947,886
Cap Rate 9%
$737,244
Alternative Uses
Best Use
Office B
$947.9K
$829.4K – $1.11M
NOI $66,352 @ 7.0% cap · market cap 7.38%
Second Best
Retail
$926.0K
$810.2K – $1.08M
NOI $64,818 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,026 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 02645, MA
10,436
Population
6,745
Households
1.5
Avg Household Size
55
Median Age
43%
College-Educated
99%
High-School Grad
16.9 sq mi
ZIP Area
618
Density / Sq Mi
$89,898
Median Household Income
$56,692
Median Earnings
$1,809
Median Rent
$581,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Mixed-use compound with street-facing retail/gallery space, a second-floor apartment, and accessory workshop and cottage buildings.
Where is this live-work space located?
The property is located at 820 Massachusetts 28 Harwich, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: +/-0.52‑acre Route 28 live‑work mixed‑use site in Harwich Port; Approximately +/-1,500 SF of street‑facing retail/gallery space; Second‑floor apartment plus detached one‑bedroom cottage
