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    Freestanding Office-Flex Building Title is generated by Realmo AI

    1 Connector Road Andover, Andover, MA 01810

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    New
    For Sale
    $2,495,000

    Single-user office-flex with private offices, an 18-foot clear warehouse, and ample on-site parking.

    Property size:
    7,571 SF
    Price / SF:
    $329/SF
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 2:43 am

    Property Features for 1 Connector Road Andover

    General Information

    Standard status
    Active
    Size
    7,571 SF

    Building Details

    Year Built
    1980

    We can help!

    Listing Contact
    Brian Balestracci

    Listing agent Brian Balestracci

    Listing office

    Listing date Jun 4, 2026

    Source Milestonerealtyinc

    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 Brian Balestracci

    HighLights

    • Free‑standing office/flex building on 32,570 SF of land, built in 1980
    • Includes several private offices plus a 1,932 SF warehouse with 18‑foot clear height
    • State‑of‑the‑art security system
    • On‑site parking for 23 cars
    • Recently refurbished exterior and well‑maintained grounds with outdoor area for employee use

    Overview

    This meticulously maintained free-standing office/flex building sits on 32,570 square feet of land. The configuration includes several private offices along with a dedicated warehouse space with 18-foot clear height. The exterior has been very well maintained and recently refurbished, and the property is supported by a state-of-the-art security system.

    The building is located in close proximity to Route 93 and the Wilmington Industrial Park, supporting convenient access for business operations. On-site parking is available for 23 cars, and there is a dedicated outdoor area suitable for employee use.

    Designed for a single user, this property offers a practical mix of work space and warehouse functionality under one roof. Tenants or owner-operators looking for private office environments alongside a moderately sized warehouse with meaningful ceiling height may find the layout and existing improvements align well with day-to-day operational needs.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $345.2k $45.60
    − Vacancy −$63.9k −$8.44
    EGI $281.4k $37.16
    − OpEx −$70.3k −$9.29
    NOI $211.0k $27.87
    7,571 SF · lease $45.60/SF/yr · vacancy 18.50% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $3.01M
    $2.64M – $3.52M (±1% cap)
    NOI $211,026 @ 7.0% cap · market cap 8.46%
    Second Best
    Flex RnD
    $1.89M
    $1.65M – $2.20M (±1% cap)
    NOI $132,092 @ 7.0% cap · market cap 5.29%
    Theoretical Best
    Office A
    $4.48M
    $3.92M – $5.23M (±1% cap)
    NOI $313,740 @ 7.0% cap · market cap 12.57%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Minuteman Security and Life ... Security Service Secure Teq Corporation Security Service

    Suggested Use

    Real Estate Agency Law Firm Building Supply Dental Office Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Department Store Kitchen & Bath Showroom Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Andover
    County
    Essex
    State
    Massachusetts
    Longitude
    -71.159522
    Latitude
    42.6142827

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    FAQs

    What type of property is this?
    Flex space - Single-user office-flex with private offices, an 18-foot clear warehouse, and ample on-site parking.
    Where is this flex space located?
    The property is located at 1 Connector Road Andover Andover, MA.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: Free‑standing office/flex building on 32,570 SF of land, built in 1980; Includes several private offices plus a 1,932 SF warehouse with 18‑foot clear height; State‑of‑the‑art security system
    (508) 501-1443
    We can help!
    Listing Contact
    Brian Balestracci
    Learn More
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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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    1 Connector Road, Andover, MA, MA 01810
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