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    Property profile & analytics

    8 Main St Orleans, MA 02653-2418

    • Office buildings
    • 4,624 SF
    • 0.70 lot acres
    OFF-MARKET
    Last Sale
    Oct 12, 2022
    $1,150,000
    Value Estimations
    $1,080,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0350248
    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

    • Pike Insurance Agency Inc. / Insurance Agency
    • Kaplansky Insurance / Insurance Agency
    • Law Office of Jennifer L. Thyng, LLC / Law Firm
    • Bayside Realty Consultants LLC / Real Estate Agency
    • Homeless Prevention Council / Social Service Agency / Charitable Organization

    Property Details for 8 Main St

    Year built
    1988
    Construction
    FRAME
    Lot size
    0.70 lot acres
    Property size
    4,624 SF
    Zone code
    GB
    Property type
    Office buildings
    APN
    ORLE M:025.0 B:0053 L:0000.0
    APU
    ORLEM0250B0053L00000

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $980,000
      ML approach
      $1,035,000

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,040,000
      Current use
      RETAIL STORES
      $1,045,000
      Change: +0% Conversion: Moderate
      COMMERCIAL (GENERAL)
      $1,025,000
      Change: -2% Conversion: Easy

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

    Location Insight

    • Map
    • Local Demand
    City
    Orleans
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -69.9943
    Latitude
    41.7904
    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
    $1,056
    $0.00
    $164,700
    $164,700
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $2,315,000
      14,340 SF

      8 Cardinal Ln

      OFFICE BUILDING • 14,340 SF
      8 Cardinal Ln, Orleans, MA 02653-2455
      View Details
    • Value Estimation
      $545,000
      3,602 SF

      14 Old Tote Rd

      OFFICE BUILDING • 3,602 SF
      14 Old Tote Rd, Orleans, MA 02653-3210
      View Details
    • Value Estimation by Request
      2,160 SF

      257 Rock Hbr Rd

      OFFICE BUILDING • 2,160 SF
      257 Rock Hbr Rd, Orleans, MA 02653-2314
      View Details
    • Value Estimation
      $630,000
      1,792 SF

      179 Rt 6a

      OFFICE BUILDING • 1,792 SF
      179 Rt 6a, Orleans, MA 02653-3206
      View Details
    • Value Estimation
      $2,605,000
      8,893 SF

      20 Ww Rd

      OFFICE BUILDING • 8,893 SF
      20 Ww Rd, Orleans, MA 02653-3203
      View Details
    • Value Estimation
      $4,605,000
      23,078 SF

      10 Skaket Cir

      OFFICE BUILDING • 23,078 SF
      10 Skaket Cir, Orleans, MA 02653
      View Details

    Similar Nearby for Sale

    • $3,900,000
      14,341 SF

      Orleans Office Building For Sale

      14,340 SF office building in the heart of Orleans.
      8 Cardinal Ln, Orleans, MA 02653
      View Details
    • $1,300,000
      4,000 SF

      Orleans Village Center Commercial Property

      Commercial property in excellent condition with expansion potential.
      12 Main St, Orleans, MA 02653
      View Details
    • $3,900,000
      14,341 SF

      Orleans Office Building For Sale

      14,340 SF office building on 2.6+ acres in Orleans.
      8 Cardinal Ln, Orleans, MA 02653
      View Details
    • $1,399,000

      Commercial Condo on Main Street

      3,595 SF commercial condo in central location.
      32 Main St, Orleans, MA 02653
      View Details
    • Contact for pricing
      300 SF

      Orleans Office Space on Main

      Second-floor office space in downtown Orleans, near Cape Cod Rail Trail.
      26 Main St, Orleans, MA 02653
      View Details
    • $1,800,000
      1,920 SF

      Orleans Commercial/Industrial Flex Space

      Exceptionally maintained commercial property suitable for storage, manufacturing, or services.
      9 Rayber Rd, Orleans, MA 02653
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      7,822 SF

      Orleans Village Second Floor Office

      Second floor office space in Orleans Village for lease.
      26 Main St, Orleans, MA 02653
      View Details
    • $13,200 /Mo
      500 SF

      Orleans Office Space on Main

      Second-floor office space in the heart of Orleans, Massachusetts.
      26 Main St, Orleans, MA 02653
      View Details
    • $7,800 /Mo
      300 SF

      Orleans Office Space on Main

      Charming 300 square foot office space in downtown Orleans.
      26 Main St, Orleans, MA 02653
      View Details
    • Contact for pricing

      Retail Space in Orleans, MA

      Retail space available in Orleans, MA near Route 6 & 6A.
      9 West Rd, Orleans, MA 02653
      View Details
    • $3,800 /Mo
      2,241 SF

      Orleans Commercial Kitchen For Rent

      Adaptable commercial kitchen space in Orleans, Massachusetts.
      12 Commerce Dr, Orleans, MA 02653
      View Details
    • Contact for pricing
      1,000 SF

      Retail Space in Orleans, MA

      Retail space available for lease in Orleans, Massachusetts.
      101 Rt 6A, Orleans, MA 02653
      View Details
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    8 Main St
    Orleans, MA 02653-2418
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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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