Mixed-Use Property with Two
For Sale
$1,699,000
Pending
927-935 MA-6A, Yarmouth Port, MA 02675
COMMERCIAL - Yarmouth Port, MA
Property Size4,414 SF
Lot Size1.32 Acres
Days on Market202
Property Features for 927-935 MA-6A
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C
Basement
Full
Elementary school district
Dennis-Yarmouth
Middle school district
Dennis-Yarmouth
High school district
Dennis-Yarmouth
Directions
On Route 6A left side heading West.
Subdivision
Yarmouth
Standard status
Pending
Size
4,414 SF
Lot size
1.32 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6663
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1922
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Shingle Siding
Roof type
Shingle
Listing Agency:
Kinlin Grover Compass
(508) 240-0334
Listed By:
Nat S Santoro · License #141467
(508) 274-0509
Added: Feb 2
Changed: Aug 4
Last Checked: Aug 23 at 8:06AM
MLS# 22600316
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.
Investment Insights
Based on property information with market context.
This is a three-unit mixed-use property arranged with two office spaces at the front and middle of the building, plus a three-bedroom, two-bath house at the rear. The office component includes a 1,494-square-foot space and a second 968-square-foot office space. The residential portion is a 1,952-square-foot home located at the very rear of the property.
The property is located on busy Route 6A in Yarmouth Port and sits adjacent to Peterson’s Market. Tenants are currently in place, and the sellers request that interested parties do not approach tenants or employees.
For business owners, the configuration supports combining professional office use with income from an additional office suite and a separate residential unit. For investors or buyers seeking a mixed-use setup, the property’s three distinct units provide multiple revenue streams within one site, including two dedicated office spaces and a rear home. Owners may consider creative financing for qualified buyers.
The property is located on busy Route 6A in Yarmouth Port and sits adjacent to Peterson’s Market. Tenants are currently in place, and the sellers request that interested parties do not approach tenants or employees.
For business owners, the configuration supports combining professional office use with income from an additional office suite and a separate residential unit. For investors or buyers seeking a mixed-use setup, the property’s three distinct units provide multiple revenue streams within one site, including two dedicated office spaces and a rear home. Owners may consider creative financing for qualified buyers.
Key Highlights
- Three‑unit multi‑use property with two office spaces and a rear 3‑bedroom, 2‑bath home
- 1,494 SF office space on the property plus an additional 968 SF office space in the back
- Rear house includes 1,952 SF with 3 bedrooms and 2 bathrooms
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
$92,800
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
5.46%
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%
$1,856,000
$1.9M
Cap Rate 7%
$1,325,714
$1.3M
Cap Rate 9%
$1,031,111
$1.0M
Market Conditions
NOI Build-Up for 4,414 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
$154.7K $35.04/SF
− Vacancy
−$30.9K −$7.01/SF
EGI
$123.7K $28.03/SF
− OpEx
−$30.9K −$7.01/SF
NOI
$92.8K $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%
$1,856,000
Cap Rate 7%
$1,325,714
Cap Rate 9%
$1,031,111
Alternative Uses
Best Use
Office B
$1.33M
$1.16M – $1.55M
NOI $92,800 @ 7.0% cap · market cap 5.46%
Second Best
Apartment 5plus
$1.26M
$1.11M – $1.47M
NOI $88,449 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$1.80M
$1.57M – $2.10M
NOI $125,911 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
178
Businesses Nearby
Explore this area
Business Placement
Demographics for 02675, MA
6,712
Population
4,051
Households
1.7
Avg Household Size
61
Median Age
53%
College-Educated
97%
High-School Grad
8.8 sq mi
ZIP Area
763
Density / Sq Mi
$111,555
Median Household Income
$59,696
Median Earnings
$1,673
Median Rent
$544,300
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?
Office units - Three-unit mixed-use building includes two office spaces and a rear three-bedroom home with tenants already in place.
Where is this office units located?
The property is located at 927-935 MA-6A Yarmouth Port, MA.
What is the asking price?
The asking price for this property is $1,699,000.
What are key features of this property?
This property features: Three‑unit multi‑use property with two office spaces and a rear 3‑bedroom, 2‑bath home; 1,494 SF office space on the property plus an additional 968 SF office space in the back; Rear house includes 1,952 SF with 3 bedrooms and 2 bathrooms
