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    Property profile & analytics

    960 State Hwy Eastham, MA 02642

    • Investment properties
    • 6,709 SF
    • 1.92 lot acres
    For Sale
    View listing
    $3,395,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0531314
    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

    • Eagle Wing Inn / Inn / Hotel

    Property Details for 960 State Hwy

    Year built
    1960
    Construction
    FRAME
    Lot size
    1.92 lot acres
    Property size
    6,709 SF
    Zone code
    RESIDE
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    EAST M:0021 L:0048-A
    APU
    EASTM0021L0048A

    Description

    This exceptional 22-unit adult-only inn, situated on a spacious 103,935 square foot lot in Eastham, Massachusetts, presents a remarkable investment opportunity. Built in 1960 and extensively upgraded over the past 12 years, this turnkey property boasts tasteful and comprehensive improvements both inside and out. Guests enjoy a continental breakfast served on a sunny porch overlooking the woods, a refreshing pool, and private back decks on most rooms. A new gas fire pit adds to the inviting outdoor ambiance. The inn's enviable location at the gateway to the Cape Cod National Seashore provides easy access to world-renowned Eastham beaches, both bayside and oceanside. Nearby amenities include restaurants, shops, and the Cape Cod Rail Trail. Summer entertainment options abound with concerts, events, and programs at the Eastham Windmill and the Salt Pond Visitors Center. Convenient access to Orleans and the Outer Cape further enhances its appeal. This consistently top-rated inn (ranked #1 on TripAdvisor for over 20 years) enjoys a strong reputation and loyal clientele, ensuring a successful and profitable operation. The asking price is $3,395,000. This is a truly exceptional opportunity to acquire a thriving and well-established business in a highly desirable location. The property's zip code is 02642.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $808,000
      Market price range: $742k - $1.63M
      AI Estimate
      $834,000
      Market price range: $738k - $1.89M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $1,215,000
      Current use
      AUTO REPAIR, GARAGE
      $1,150,000
      Change: -5% Conversion: Difficult
      INDUSTRIAL (GENERAL)
      $1,030,000
      Change: -15% Conversion: Moderate

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

    Location Insight

    • Map
    • Local Demand
    City
    Eastham
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -69.9723
    Latitude
    41.809
    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
    $6,866
    $343,300
    $636,200
    $979,500
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $2,300,000
      5,920 SF

      5200 State Hwy

      OFFICE/RESIDENTIAL (MIXED USE) • 5,920 SF
      5200 State Hwy, Eastham, MA 02642-1740
      View Details
    • Value Estimation
      $695,000
      3,780 SF

      35 Brittanys Way

      OFFICE/RESIDENTIAL (MIXED USE) • 3,780 SF
      35 Brittanys Way, Eastham, MA 02642-6109
      View Details
    • Value Estimation by Request
      1,594 SF

      20 Massasoit Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,594 SF
      20 Massasoit Rd, Eastham, MA 02642-1500
      View Details
    • Value Estimation by Request
      1,360 SF

      4660 State Hwy

      OFFICE/RESIDENTIAL (MIXED USE) • 1,360 SF
      4660 State Hwy, Eastham, MA 02642-2760
      View Details
    • Value Estimation
      $625,000
      5,074 SF

      2905 State Hwy

      OFFICE/RESIDENTIAL (MIXED USE) • 5,074 SF
      2905 State Hwy, Eastham, MA 02642
      View Details
    • Value Estimation
      $1,485,000
      8,364 SF

      2475 State Hwy

      OFFICE/RESIDENTIAL (MIXED USE) • 8,364 SF
      2475 State Hwy, Eastham, MA 02642-2578
      View Details

    Similar Nearby for Sale

    • $1,599,000

      Mixed-Use Property with Income Potential

      Mixed-use property featuring offices, apartments, and industrial bays.
      35 Brittanys Way, North Eastham, MA 02642
      View Details
    • $950,000
      2,442 SF

      Eastham Chocolate Cafe & Apartment

      Prime Location, High Traffic, Great Potential
      5030 State Hwy, Eastham, MA 02642
      View Details
    • $127,500
      0.90 Acres

      Residential Land in Eastham, MA

      Large lot ready for a 3-bedroom home in Eastham.
      180 Country Ln, Eastham, MA 02642
      View Details
    • $547,000
      1.29 Acres

      Waterfront Lot on Town Cove

      Shovel-ready 1.29-acre waterfront lot with approved plans.
      320 State Hwy, Eastham, MA 02642
      View Details
    • $325,000
      1.33 Acres

      North Eastham 1.3-Acre Lot

      1.3-acre lot perfect for building your dream home.
      5470 State Hwy, Eastham, MA 02642
      View Details
    • $4,595,000
      6,657 SF

      Waterfront Cottage Compound For Sale

      Rare waterfront compound with cottages, boathouse, dock, and development potential.
      150 Old State Hwy, Eastham, MA 02642
      View Details
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    960 State Hwy
    Eastham, MA 02642
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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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