End-Unit Office
For Sale
$279,900
Pending
94 Route 6a Unit 3B, Sandwich, MA 02563
End unit office condominium featuring reception, three private offices, a kitchenette, and a half bath.
Property Size1,009 SF
Days on Market233
Property Features for 94 Route 6a Unit 3B
General Information
Standard status
Pending
Size
1,009 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Building Details
Year Built
1988
Construction
wood frame
Listing Agency:
Local Realty Advisors
Listed By:
Greg Donahue · License #9064095
(774) 269-0775
Source:
Milburyre
Added: Jan 15
Changed: Aug 8
Last Checked: Jul 23 at 8:23AM
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 Local Realty Advisors
Investment Insights
Based on property information with market context.
Sextant Hill is an office condominium complex comprised of nine office condominium units across four separate, wood-frame buildings. Unit 3B is an end unit with a reception or waiting area, three private offices, a kitchenette, and a half bath. Interior features include wainscoting on the walls, recessed lighting, and carpeting, with numerous data and electric receptacles throughout.
The unit has a large parking lot directly in front. The complex is located adjacent to Route 6A in historic Sandwich Village on Cape Cod.
The unit has a large parking lot directly in front. The complex is located adjacent to Route 6A in historic Sandwich Village on Cape Cod.
Key Highlights
- End unit office condominium in Sextant Hill Office Condominium Complex (9 office condos in 4 wood‑frame buildings)
- Unit 3B layout includes reception/waiting area, 3 private offices, kitchenette, and 1/2 bath
- Large parking lot directly in front of the 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
$21,213
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
7.58%
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%
$424,260
$424.3K
Cap Rate 7%
$303,043
$303.0K
Cap Rate 9%
$235,700
$235.7K
Market Conditions
NOI Build-Up for 1,009 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
$35.4K $35.04/SF
− Vacancy
−$7.1K −$7.01/SF
EGI
$28.3K $28.03/SF
− OpEx
−$7.1K −$7.01/SF
NOI
$21.2K $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%
$424,260
Cap Rate 7%
$303,043
Cap Rate 9%
$235,700
Alternative Uses
Best Use
Office B
$303.0K
$265.2K – $353.6K
NOI $21,213 @ 7.0% cap · market cap 7.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$411.2K
$359.8K – $479.7K
NOI $28,782 @ 7.0% cap · market cap 10.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
558
Businesses Nearby
Explore this area
Business Placement
Demographics for 02563, MA
10,070
Population
4,898
Households
2.1
Avg Household Size
52
Median Age
52%
College-Educated
99%
High-School Grad
13.2 sq mi
ZIP Area
763
Density / Sq Mi
$117,558
Median Household Income
$49,726
Median Earnings
$1,764
Median Rent
$552,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - End unit office condominium featuring reception, three private offices, a kitchenette, and a half bath.
Where is this office units located?
The property is located at 94 Route 6a Unit 3B Sandwich, MA.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: End unit office condominium in Sextant Hill Office Condominium Complex (9 office condos in 4 wood‑frame buildings); Unit 3B layout includes reception/waiting area, 3 private offices, kitchenette, and 1/2 bath; Large parking lot directly in front of the unit
