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    265 Commercial St Provincetown, MA 02657
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    265 Commercial St, Provincetown, MA 02657

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    • Investment properties
    • 6,148 SF
    • 0.09 lot acres
    For Sale
    $3,950,000
    View Listing →
    Prime Commercial Property with Bay Views For Sale
    $3,950,000
    6,148 SF

    Prime Commercial Property with Bay Views

    Classic mixed-use property in the heart of Provincetown with bay views.

    265 Commercial, Provincetown, MA 2657
    View Listing
    Property ID
    US38-1536241
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    3.6%
    Investment properties
    Location Intelligence

    Current Use by Public Records

    • Investment properties

    Property Details for 265 Commercial St

    Year built
    1900
    Construction
    FRAME
    Lot size
    0.09 lot acres
    Zone code
    TCC
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    PROV M:11-3 P:24
    APU
    PROVM113P24

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Mar 9, 2023 $2,780,000 265 Commercial LLC 265 Comm LLC Quit Claim Arm's Length For Ne States $2.1M · Seamens Savings Bank
    May 27, 2021 — 265 Comm LLC — Deed · related $50k · Rockland Trust Co
    Apr 30, 2019 — 265 Comm LLC — Deed · related $600k · Rockland Tr
    Mar 8, 2019 — 265 Comm LLC Cicero,rosario Quit Claim Deed · related —
    Feb 22, 2019 — Cicero Rosario Cicero Judith Quit Claim Deed · related —
    Jun 14, 2011 $1 Judith Cicero RT Cicero,judith Grant Deed —
    Jun 29, 2010 — Judith Cicero — Deed Of Trust · related $250k · Seamens Savings Bank
    Jan 24, 1991 — Roscob Ltd Ptnshp — Deed Of Trust · related $300k · Seamens Savings Bank
    — — 265 Comm LLC — Deed Of Trust · related $600k · Rockland Tr

    Description

    This exceptional 6,148 square foot retail space, located at 265 Commercial Street, offers a unique opportunity for a discerning tenant. Currently configured as a restaurant, this single-tenant property boasts a prime location directly across from Provincetown Town Hall, ensuring high visibility and foot traffic. The space extends from Commercial Street to the waterfront, providing unparalleled exposure and a captivating setting. With a generous 3,047 square feet facing Commercial Street and an additional rear area, this property presents versatile options for a variety of businesses. The 0.09-acre lot is ideally situated within easy walking distance of the US Post Office, banks, numerous restaurants, shops, a grocery store, whale watching tours, and the Boston Ferry Service. High vehicular and pedestrian traffic counts make this an unparalleled location for any retailer seeking to establish or expand their presence in Provincetown. Floor plans are available upon request for qualified tenants. The property's prominent signage opportunities, street frontage, and excellent condition further enhance its appeal. Available for occupancy January 1, 2024. This is a truly exceptional opportunity in a highly sought-after location. The APN is 11-3-23-0.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,390,000
      ML approach
      $2,395,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $3,311,000
      Market price range: $2.44M - $5.89M
      AI Estimate
      $2,167,000
      Market price range: $671k - $4.31M

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Provincetown
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.1868
    Latitude
    42.0505
    CBSA code
    12700
    CBSA name
    BARNSTABLE TOWN, MA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $0.00
    $2,415,100
    $638,400
    $3,053,500
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,035,000
      2,100 SF

      273 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE)
      273 Commercial St, Provincetown, MA 02657-2201
      View Details
    • Value Estimation
      $1,505,000
      4,598 SF

      251-253 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE)
      251-253 Commercial St, Provincetown, MA 02657
      View Details
    • Value Estimation
      $935,000
      2,338 SF

      398 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE)
      398 Commercial St, Provincetown, MA 02657-2360
      View Details
    • Value Estimation
      $1,215,000
      3,388 SF

      275 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE)
      275 Commercial St, Provincetown, MA 02657-2201
      View Details
    • Value Estimation
      $810,000
      2,468 SF

      335 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE)
      335 Commercial St, Provincetown, MA 02657-2202
      View Details
    • Value Estimation
      $2,500,000
      5,438 SF

      173 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE)
      173 Commercial St, Provincetown, MA 02657-2101
      View Details

    Similar Nearby for Sale

    • $2,975,000
      3,427 SF

      Waterfront Commercial Building in Provincetown

      Rare opportunity: waterfront commercial building with restaurant and residence.
      269 Commercial St, Provincetown, MA 02657
      View Details
    • Contact for pricing

      Mixed-Use Cluster in Provincetown Center

      Rare mixed-use property with commercial and residential spaces in Provincetown.
      234 Commercial St, Provincetown, MA 02657
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      Provincetown Mixed-Use Investment Opportunity

      Three condos in Provincetown: commercial and residential spaces.
      374 Commercial St, Provincetown, MA 02657
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    • $11,995,000
      26,590 SF

      Waterfront Mixed-Use Investment Opportunity

      Historic Provincetown commercial property with retail, office, and residential spaces.
      337 Commercial St, Provincetown, MA 02657
      View Details
    • Contact for pricing
      5,791 SF

      Provincetown Mixed-Use Cluster

      Rare mixed-use property in the heart of Provincetown.
      234 Commercial St, Provincetown, MA 02657
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    • Contact for pricing
      Pending

      Waterfront Mixed-Use Investment Opportunity

      Historic waterfront property with retail, office, and residential spaces.
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    Similar Nearby for Lease

    • $100,000
      6,475 SF

      Waterfront Restaurant in Provincetown Available

      Provincetown waterfront restaurant for lease with harbor views.
      317 Commercial St, Provincetown, MA 02657
      View Details
    • $302 /Mo
      6,148 SF

      Prime Commercial Street Retail Space

      6,148 sq ft Restaurant Space - Lease
      265 Commercial St, Provincetown, MA 02657
      View Details
    • $19,000 /Mo
      Pending

      Prime Retail Space on Commercial

      Centrally located 500 sq ft retail space for lease.
      322 Commercial St, Provincetown, MA 02657
      View Details
    • $6,000 /Mo
      3,013 SF

      Turnkey Office Space Available

      Professional office space for lease in established Provincetown office complex.
      30 Conwell St, Provincetown, MA 02657
      View Details
    View Listing
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    Provincetown, MA 02657
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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.

    More about this property
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