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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    418 Commercial St Provincetown, MA 02657-2417

    • Investment properties
    • 3,126 SF
    • 0.12 lot acres
    OFF-MARKET
    Value Estimations
    $1,135,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0161837
    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.

    Current Use by Public Records

    • Packard Gallery / Art Gallery / Artist

    Property Details for 418 Commercial St

    Year built
    1900
    Construction
    FRAME
    Lot size
    0.12 lot acres
    Property size
    3,126 SF
    Zone code
    RES3
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    PROV M:12-4 P:22 E:A
    APU
    PROVM124P22EA

    Description

    This exceptional property at 418 Commercial Street in Provincetown, MA presents a unique investment opportunity. Spanning 3,126 square feet on a 0.12-acre lot, this landmark building boasts a rich history, having served as a church before its transformation into the renowned Packard Gallery. The gallery, successfully operated for 35 years, is instantly recognizable for its iconic cupola and arched windows. Inside, the space is bright and airy, featuring hardwood floors and superior acoustics, along with ample storage. The building's solid steel girder construction ensures lasting durability. Beyond the gallery, a one-bedroom residential unit with a full kitchen and private back patio offers versatile potential. This unit could be maintained, expanded, or integrated into a larger space. Alternatively, the entire building could be converted back to a private residence, reflecting its original purpose. The property's location on the East End, just steps from Provincetown Bay, is exceptionally desirable. Four parking spaces are included—a rare find in this coveted area. The seller is open to offers that include requests for buyer concessions, making this a truly one-of-a-kind opportunity to acquire a piece of Provincetown's vibrant history and prime real estate.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $1,406,000
      Market price range: $341k - $2.19M

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

    Location Insight

    • Map
    • Local Demand
    City
    Provincetown
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.1815
    Latitude
    42.0552
    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
    $506,800
    $1,474,300
    $1,981,100
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $875,000
      2,966 SF

      42 Bradford St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,966 SF
      42 Bradford St, Provincetown, MA 02657-1338
      View Details
    • Value Estimation
      $855,000
      3,100 SF

      184 Bradford St, Unit 1

      OFFICE/RESIDENTIAL (MIXED USE) • 3,100 SF
      184 Bradford St, Provincetown, MA 02657-2427
      View Details
    • Value Estimation
      $955,000
      3,537 SF

      206 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,537 SF
      206 Commercial St, Provincetown, MA 02657-2129
      View Details
    • Value Estimation
      $1,395,000
      7,056 SF

      227th Commercial St

      OFFICE/RESIDENTIAL (MIXED USE) • 7,056 SF
      227th Commercial St, Provincetown, MA 02657-2102
      View Details
    • Value Estimation
      $2,360,000
      8,754 SF

      15 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE) • 8,754 SF
      15 Commercial St, Provincetown, MA 02657-1909
      View Details
    • Value Estimation
      $1,465,000
      3,140 SF

      225 Commercial St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,140 SF
      225 Commercial St, Provincetown, MA 02657-2135
      View Details

    Similar Nearby for Sale

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      Provincetown Waterfront Restaurant

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      Provincetown Mixed-Use Cluster For Sale

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      Provincetown Dental Practice for Sale

      Turnkey dental practice, prime location, high-tech equipment.
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    • $249,000
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      Provincetown Garage: Rare Find!

      Attached Garage - Renovated, Prime Location
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    Similar Nearby for Lease

    • $302 /Mo
      6,148 SF

      Prime Commercial Street Retail Space

      6,148 sq ft Restaurant Space - Lease
      265 Commercial St, Provincetown, MA 02657
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    • $90 SF/Yr
      100 SF

      Provincetown Professional Office Space

      Prime Office, Parking Included, Available Now
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      View Details
    • $12,000 /Mo
      100 SF

      Retail/Office Space in Provincetown

      Professional retail or office space available immediately in Provincetown, MA.
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    • $100,000
      6,475 SF

      Waterfront Restaurant in Provincetown Available

      Provincetown waterfront restaurant for lease with harbor views.
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    • $200,000
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      Prime Provincetown Restaurant and Bar

      Iconic restaurant and bar in the heart of Provincetown.
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      View Details
    • $625 /Mo
      60 SF

      Professional Office Space Available

      Office space for rent, ideal for therapists or small office.
      30 Conwell St, Provincetown, MA 02657
      View Details
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    Provincetown, MA 02657-2417
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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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