Truro Mixed-Use Building For
For Sale
Contact for pricing
332 Route 6, Truro, MA 02666
Three-unit mixed-use building with expansion potential and Cape Cod Bay rights.
Property Size4,032 SF
Lot Size1.00 Acre
Price / SF$496.03
Days on Market697
Property Features for 332 Route 6
General Information
Standard status
Active
Size
4,032 SF
Lot size
1.00 Acre
Property subtype
Special Purpose
Building Details
Year Built
1995
Listing Agency:
Kinlin Grover Compass
(508) 237-1986
Listed By:
The The Narrowland Group
Source:
Crexi
Added: Sep 23, 2024
Changed: Aug 15
Last Checked: Aug 19 at 7:48AM
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 Kinlin Grover Compass
Investment Insights
Based on property information with market context.
This unique three-unit mixed-use building is located in the highly visible General Business Zone in Truro, situated on an acre lot with deeded Cape Cod Bay beach rights. Constructed with high-end materials and finishes, the property is in excellent, well-maintained condition. It offers potential for various mixed commercial and residential uses and has fantastic expansion potential due to the generous lot size. The building comprises two two-level office suites, each featuring multiple offices, reception areas, bathrooms, and a kitchen. Additionally, there is a rear residential unit. Each unit has its own outside entrance. The larger office suite includes a lower-level gym, storage area, and laundry facilities, and could be converted into a well-appointed home. All units are handicap accessible and have interior and exterior access to exclusive basement storage areas, as well as ample parking. The property is served by a private well and septic system, and also benefits from a rare town water connection, expanding potential uses to possibly include a restaurant. The property's size is 4032 square feet.
Key Highlights
- Deeded Cape Cod Bay beach rights
- High‑end construction and well‑maintained condition
- Generous lot size with fantastic expansion potential
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
$84,769
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
4.24%
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%
$1,695,380
$1.7M
Cap Rate 7%
$1,210,986
$1.2M
Cap Rate 9%
$941,878
$941.9K
Market Conditions
NOI Build-Up for 4,032 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
$141.3K $35.04/SF
− Vacancy
−$28.3K −$7.01/SF
EGI
$113.0K $28.03/SF
− OpEx
−$28.3K −$7.01/SF
NOI
$84.8K $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%
$1,695,380
Cap Rate 7%
$1,210,986
Cap Rate 9%
$941,878
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.41M
NOI $84,769 @ 7.0% cap · market cap 4.24%
Second Best
Mixed Use
$803.5K
$703.1K – $937.4K
NOI $56,246 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $115,015 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 02666, MA
1,052
Population
1,588
Households
0.7
Avg Household Size
60
Median Age
74%
College-Educated
96%
High-School Grad
12.6 sq mi
ZIP Area
83
Density / Sq Mi
$111,344
Median Household Income
$670,700
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?
Mixed-use property - Three-unit mixed-use building with expansion potential and Cape Cod Bay rights.
Where is this mixed-use property located?
The property is located at 332 Route 6 Truro, MA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Deeded Cape Cod Bay beach rights; High‑end construction and well‑maintained condition; Generous lot size with fantastic expansion potential
