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    Turnkey Tavern and Inn Opportunity Title is generated by Realmo AI

    86 Sisson Road, Harwich Port, MA 02646

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    Claim this Listing
    For Sale
    $2,849,000

    COMMERCIAL - Harwich Port, MA

    Property size:
    8,500 SF
    Lot size:
    6.51 Acres
    Price / SF:
    $335/SF
    Added:
    May 19, 2025
    Days on Market:
    364
    Last Refresh:
    May 17 at 10:06 pm

    Property Features for 86 Sisson Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Guest
    Basement
    Full
    Appliances
    Water Heater
    Standard status
    Active
    APN
    21-D1-0
    Size
    8,500 SF
    Lot size
    6.51 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    5047

    Utilities

    Heating system
    Forced Air, Oil, Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1850
    Floors in Building
    1
    Flooring type
    Hardwood, Vinyl
    Building materials
    Wood Frame, Shingle Siding

    We can help!

    Listing Contact
    John E Ciluzzi
    John E Ciluzzi

    Listing agent John E Ciluzzi License #9516768

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

    Listing date May 19, 2025

    MLS# 22502367

    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

    • Turnkey business opportunity: Mooncussers Tavern and Inn is ready for immediate operation.
    • Sprawling 6+ acre lot with an 8,500 sq ft building.
    • Includes a 137‑seat tavern/restaurant and 5 guest rooms.
    • Three residential units (studio, one‑bedroom, and two‑bedroom) for staff or owners.
    • Located minutes from Harwich Village, Cape Cod Bay, and Nantucket Sound.
    • Redevelopment potential for workforce housing or a private estate.

    Overview

    Mooncussers Tavern and Inn is available for sale, presenting a turnkey business opportunity. The property, situated on over 6 acres, features an 8,500 square foot building. The first floor houses a 137-seat tavern and restaurant, while the second floor offers 5 guest rooms. Additionally, the site includes three residential units: a studio, a one-bedroom, and a two-bedroom unit, suitable for staff or owner's quarters. The property is located within minutes of the Village of Harwich and Cape Cod Bay and Nantucket Sound. The business has received accolades such as the Open Table Diners Choice Award. The site offers ample parking and the facility is in top shape. Potential redevelopment into workforce housing or a private estate are possible. The property offers great signage and financials.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $1.94M
    NOI $174,573 @ 9.00% cap · cautious / downside scenario
    Moderate
    $2.49M
    NOI $174,573 @ 7.00% cap · market / base-case scenario
    Aggressive
    $3.49M
    NOI $174,573 @ 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 $255.0k $30.00
    − Vacancy −$5.6k −$0.66
    EGI $249.4k $29.34
    − OpEx −$74.8k −$8.80
    NOI $174.6k $20.54
    8,500 SF · lease $30.00/SF/yr · vacancy 2.20% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $2.49M
    $2.18M – $2.91M (±1% cap)
    NOI $174,573 @ 7.0% cap · market cap 6.13%
    Second Best
    Specialty Retail
    $1.87M
    $1.64M – $2.18M (±1% cap)
    NOI $131,090 @ 7.0% cap · market cap 4.60%
    Theoretical Best
    Office A
    $3.46M
    $3.03M – $4.04M (±1% cap)
    NOI $242,466 @ 7.0% cap · market cap 8.51%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Kitchen & Bath Showroom HVAC Service Accounting Firm

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

    Similar Places Nearby

    • Safe Harbor Bed & Breakfast Cape Cod — 647 Main St, Harwich, MA 02645
    • The Mooring at Harwich Port — 525 MA-28, Harwich Port, MA 02646

    Location Insight

    • Map
    • Local Demand
    City
    Harwich Port
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.0894391
    Latitude
    41.6769314

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      Turnkey Tavern and Inn Opportunity

      Turnkey tavern and inn with multiple residential units on 6+ acres.
      86 Sisson, Harwich Port, MA 02646
      View Details
    • $2,849,000
      8,500 SF

      Turnkey Tavern and Inn Opportunity

      Sprawling tavern, inn, and residential units on 6+ acres.
      86 Sisson Road, Harwich Port, MA 02646
      View Details

    FAQs

    What type of property is this?
    Bed & breakfast - Profitable tavern, inn, and residential units on 6+ acres.
    Where is this bed & breakfast located?
    The property is located at 86 Sisson Road Harwich Port, MA.
    What is the asking price?
    The asking price for this property is $2,849,000.
    What are key features of this property?
    This property features: Turnkey business opportunity: Mooncussers Tavern and Inn is ready for immediate operation.; Sprawling 6+ acre lot with an 8,500 sq ft building.; Includes a 137‑seat tavern/restaurant and 5 guest rooms.
    (508) 962-5033
    We can help!
    Listing Contact
    John E Ciluzzi
    John E Ciluzzi
    Real Estate License ID: 9516768
    Learn More
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    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
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