Residential Income Property with
For Sale
$575,000
90 Forest Glade UNIT 90, Teaticket, MA 02536
Two-story condominium with a renovated primary suite, finished lower level, and access to shared community amenities.
Property Size1,693 SF
Price / SF$339.63
Days on Market44
Property Features for 90 Forest Glade UNIT 90
General Information
Standard status
Active
Size
1,693 SF
Property subtype
Commercial
Zoning
RC
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
pool
dock
clubhouse
nature trails
tennis courts
pickleball courts
private patio
gas fireplace
Building Details
Year Built
1974
Stories
2
Listing Agency:
Sotheby's International Realty
(508) 548-2522
Listed By:
Burton & Burton
Source:
Capecodtoday
Added: Jul 19
Changed: Aug 29
Last Checked: Aug 30 at 12:54PM
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 Sotheby's International Realty
Investment Insights
Based on property information with market context.
This two-story condominium at 90 Forest Glade Unit 90 includes 1,693 square feet of living space and a private patio. The main level combines a kitchen with an open living area and gas fireplace, while the upper floor contains two bedrooms, including a renovated primary suite with redesigned closets and an updated bathroom with a walk-in tiled shower. A shared full bath serves the second bedroom.
The finished lower level adds a family room, home office, and bonus room. Within FalmouthPort, the residence is located near the community pool, dock, renovated clubhouse, tennis and pickleball courts, and 2.5 miles of association nature trails. The dock provides access to Great Pond. The property was built in 1974 and carries RC zoning.
The finished lower level adds a family room, home office, and bonus room. Within FalmouthPort, the residence is located near the community pool, dock, renovated clubhouse, tennis and pickleball courts, and 2.5 miles of association nature trails. The dock provides access to Great Pond. The property was built in 1974 and carries RC zoning.
Key Highlights
- 1,693‑square‑foot, two‑story condominium at 90 Forest Glade Unit 90
- Private patio and gas fireplace in the open living area
- Renovated primary suite with redesigned closet space and updated walk‑in tiled shower
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
$33,925
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
5.90%
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%
$678,500
$678.5K
Cap Rate 7%
$484,643
$484.6K
Cap Rate 9%
$376,944
$376.9K
Market Conditions
NOI Build-Up for 1,693 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
$63.6K $37.56/SF
− Vacancy
−$1.9K −$1.13/SF
EGI
$61.7K $36.43/SF
− OpEx
−$27.8K −$16.39/SF
NOI
$33.9K $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%
$678,500
Cap Rate 7%
$484,643
Cap Rate 9%
$376,944
Alternative Uses
Best Use
Apartment 5plus
$484.6K
$424.1K – $565.4K
NOI $33,925 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$689.9K
$603.7K – $804.9K
NOI $48,294 @ 7.0% cap · market cap 8.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Explore this area
Business Placement
Demographics for 02536, MA
19,993
Population
12,151
Households
1.6
Avg Household Size
53
Median Age
45%
College-Educated
95%
High-School Grad
27.4 sq mi
ZIP Area
730
Density / Sq Mi
$95,295
Median Household Income
$52,868
Median Earnings
$1,473
Median Rent
$496,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-story condominium with a renovated primary suite, finished lower level, and access to shared community amenities.
Where is this residential income property located?
The property is located at 90 Forest Glade UNIT 90 Teaticket, MA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 1,693‑square‑foot, two‑story condominium at 90 Forest Glade Unit 90; Private patio and gas fireplace in the open living area; Renovated primary suite with redesigned closet space and updated walk‑in tiled shower
