Downtown Corner Lot Office
For Sale
$1,499,000
856 Main Street, Chatham, MA 02633
COMMERCIAL - Chatham, MA
Property Size2,015 SF
Lot Size0.51 Acres
Price / SF$743.92
Days on Market202
Property Features for 856 Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
GB3
Lot features
Corner Lot
Elementary school district
Monomoy
Middle school district
Monomoy
High school district
Monomoy
Directions
On Route 28 at the corner/intersection of Crowell road. Across the street from Codo Mexican Kitchen.
Subdivision
Chatham
Standard status
Active
APN
CHAT M:13E B:0051 L:26
Size
2,015 SF
Lot size
0.51 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3540
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Number of units
1
Flooring type
Carpet
Building materials
Brick, Clapboard
Roof type
Shingle
Listing Agency:
Kinlin Grover Compass
(508) 240-0334
Listed By:
Nat S Santoro · License #141467
(508) 274-0509
Added: Feb 2
Changed: Aug 4
Last Checked: Aug 23 at 11:06AM
MLS# 22600313
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.
This for-sale office building offers approximately 2,015 square feet of flexible workspace configured as an open floor plan with 20+ desks. The property includes the amenities needed for day-to-day business use, making it well suited for an office tenant looking for immediate operational setup.
The building sits on a highly trafficked corner lot in downtown Chatham at the intersection of Crowell Road and Main Street. It is adjacent to Chatham Village Market, providing convenient access for employees and visitors in the heart of the area. Tenants are currently in place.
For buyers seeking an office property with existing occupancy, this layout can support a range of professional uses that benefit from shared work areas and a centrally planned desk environment. Showings are by appointment only, and appointments should be scheduled with care so as not to disturb tenants or employees. The sellers may consider creative owner financing to qualified buyers, subject to terms acceptable to the buyer.
The building sits on a highly trafficked corner lot in downtown Chatham at the intersection of Crowell Road and Main Street. It is adjacent to Chatham Village Market, providing convenient access for employees and visitors in the heart of the area. Tenants are currently in place.
For buyers seeking an office property with existing occupancy, this layout can support a range of professional uses that benefit from shared work areas and a centrally planned desk environment. Showings are by appointment only, and appointments should be scheduled with care so as not to disturb tenants or employees. The sellers may consider creative owner financing to qualified buyers, subject to terms acceptable to the buyer.
Key Highlights
- 2,015 SF office building with an open floor plan and 20+ desks
- Corner‑lot location in downtown Chatham at the intersection of Crowell Road and Main Street
- Adjacent to Chatham Village Market
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
$42,363
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
2.83%
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%
$847,260
$847.3K
Cap Rate 7%
$605,186
$605.2K
Cap Rate 9%
$470,700
$470.7K
Market Conditions
NOI Build-Up for 2,015 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
$70.6K $35.04/SF
− Vacancy
−$14.1K −$7.01/SF
EGI
$56.5K $28.03/SF
− OpEx
−$14.1K −$7.01/SF
NOI
$42.4K $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%
$847,260
Cap Rate 7%
$605,186
Cap Rate 9%
$470,700
Alternative Uses
Best Use
Office B
$605.2K
$529.5K – $706.1K
NOI $42,363 @ 7.0% cap · market cap 2.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$821.1K
$718.5K – $958.0K
NOI $57,479 @ 7.0% cap · market cap 3.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
482
Businesses Nearby
Explore this area
Business Placement
Demographics for 02633, MA
4,664
Population
5,425
Households
0.9
Avg Household Size
62
Median Age
65%
College-Educated
99%
High-School Grad
8.6 sq mi
ZIP Area
542
Density / Sq Mi
$94,036
Median Household Income
$50,038
Median Earnings
$1,005
Median Rent
$881,400
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?
Office building - Office building with an open plan and 20+ desks, positioned on a downtown corner near Chatham Village Market.
Where is this office building located?
The property is located at 856 Main Street Chatham, MA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: 2,015 SF office building with an open floor plan and 20+ desks; Corner‑lot location in downtown Chatham at the intersection of Crowell Road and Main Street; Adjacent to Chatham Village Market
