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    88 Route 6A Orleans, MA 02653

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    Claim this Listing
    For Sale
    $1,900,000

    COMMERCIAL - Orleans, MA

    Property size:
    3,843 SF
    Lot size:
    0.88 Acres
    Price / SF:
    $494/SF
    Added:
    Feb 3, 2026
    Days on Market:
    94
    Last Refresh:
    May 8 at 2:06 pm

    Property Features for 88 Route 6A

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    ORLE M:026.0 B:0016 L:0000.0
    Size
    3,843 SF
    Lot size
    0.88 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    9687

    Utilities

    Heating system
    Natural Gas
    Water source
    Public

    Building Details

    Year built
    1920
    Floors in Building
    2
    Building materials
    Wood Frame, Clapboard, Shingle Siding
    Roof type
    Asphalt, Composition

    We can help!

    Listing Contact
    Sharon K Dixon

    Listing agent Sharon K Dixon License #MA 9518180

    Listing office William Raveis Real Estate & Home Services 923 Route 6A, Unit BB/CC, Yarmouth Port, MA

    Listing date Feb 3, 2026

    MLS# 22600348

    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 investment property in the heart of Orleans Village Center District
    • Three parcels of land being sold as one unit
    • Multiple rental units providing income potential: three 1‑bedroom units and a studio apartment
    • Versatile mixed‑use building with office space and potential for further development
    • Detached garages/barns providing ample storage and workspace
    • Central location between Route 6A and the Cape Cod Rail Trail

    Overview

    Orleans Mixed-Use Investment Opportunity

    This offering consists of three parcels of improved land situated in the center of Orleans, within the Village Center District. The properties include #88, a 1,400 square foot single-family home featuring two bedrooms and one bath, accompanied by a detached two-car garage with unfinished space above, and a 520 square foot foundation without a building. Additionally, there is #86A, a 1,494 square foot building comprising three one-bedroom rental units, and #86B, a 949 square foot mixed-use two-story building. The latter contains office space on the first floor and a studio apartment upstairs, along with an unfinished 342 square foot first-floor space. A detached garage/barn is located at the back of this lot. Encompassing 0.88 acres, the location is central to Orleans, nestled between Route 6A and the Cape Cod Rail Trail. The Village Center zoning allows for various expansion possibilities, subject to town approval, making this an excellent investment property.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Orleans
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -69.990197
    Latitude
    41.790064

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    FAQs

    What type of property is this?
    Mixed-use property - Three parcels in Orleans' Village Center District, excellent investment property.
    Where is this mixed-use 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 investment property in the heart of Orleans Village Center District; Three parcels of land being sold as one unit; Multiple rental units providing income potential: **three 1‑bedroom units and a studio apartment**
    (508) 280-3443
    We can help!
    Listing Contact
    Sharon K Dixon
    Real Estate License ID: MA 9518180
    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.

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