Orleans Mixed-Use Investment
For Sale
$1,900,000
Pending
88 Route 6a, Orleans, MA 02653
Three parcels with residential and commercial units in central Orleans.
Property Size3,843 SF
Days on Market184
Property Features for 88 Route 6a
General Information
Standard status
Pending
Size
3,843 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,687
Amenities
Asphalt/Composition Shingles Roof
Building Details
Year Built
1920
Listing Agency:
William Raveis Real Estate & Homes Services
(774) 994-8082
Listed By:
Sharon Kingman Dixon · License #MA 9518180
Source:
Corcoran
Added: Feb 9
Changed: Aug 9
Last Checked: Apr 5 at 8:26PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of William Raveis Real Estate & Homes Services
Investment Insights
Based on property information with market context.
This property, offered as a single unit, comprises three parcels of improved land situated in the Village Center District of Orleans. The parcels include #88, a 1,400 square foot single-family home featuring two bedrooms, one bathroom, and a detached two-car garage with unfinished space above, as well as a 520 square foot foundation without a building. Parcel #86A contains a 1,494 square foot building with three one-bedroom rental units. Parcel #86B is a 949 square foot mixed-use two-story building with office space on the first floor, a studio apartment upstairs, and an unfinished 342 square foot space on the first floor. A detached garage/barn is located at the back of this lot. The property is positioned between Route 6A and the Cape Cod Rail Trail, providing a central location with access to Orleans' amenities. The total property size is 3,843 square feet. The Village Center zoning allows for various expansion possibilities with town approval, making this an excellent investment property.
Key Highlights
- Prime location in the center of Orleans, Village Center District, near Route 6A and the Cape Cod Rail Trail.
- Excellent investment property with multiple rental units (3 one‑bedroom units and a studio apartment).
- Three parcels of improved land being sold as one unit.
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
$77,007
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
4.05%
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%
$1,540,140
$1.5M
Cap Rate 7%
$1,100,100
$1.1M
Cap Rate 9%
$855,633
$855.6K
Market Conditions
NOI Build-Up for 3,843 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
$144.3K $37.56/SF
− Vacancy
−$4.3K −$1.13/SF
EGI
$140.0K $36.43/SF
− OpEx
−$63.0K −$16.39/SF
NOI
$77.0K $20.04/SF
Area
Barnstable County, MA
Vacancy
3.00%
Lease Rate
$37.56 /SF/Yr
Expense Ratio
45.00%
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%
$1,540,140
Cap Rate 7%
$1,100,100
Cap Rate 9%
$855,633
Alternative Uses
Best Use
Apartment 5plus
$1.10M
$962.6K – $1.28M
NOI $77,007 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,623 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
789
Businesses Nearby
Explore this area
Business Placement
Demographics for 02653, MA
6,307
Population
5,685
Households
1.1
Avg Household Size
63
Median Age
59%
College-Educated
99%
High-School Grad
12.1 sq mi
ZIP Area
521
Density / Sq Mi
$98,798
Median Household Income
$45,853
Median Earnings
$1,181
Median Rent
$816,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Three parcels with residential and commercial units in central Orleans.
Where is this multifamily property located?
The property is located at 88 Route 6a Orleans, MA.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Prime location in the center of Orleans, Village Center District, near Route 6A and the Cape Cod Rail Trail.; Excellent investment property with multiple rental units (3 one‑bedroom units and a studio apartment).; Three parcels of improved land being sold as one unit.
