Downtown Office
For Sale
$474,900
1 Pleasant St 2&3, Maynard, MA 01754
Private workspace with a half bath, laundry hookups, and off-street parking.
Property Size1,186 SF
Days on Market118
Property Features for 1 Pleasant St 2&3
General Information
Standard status
Active
Size
1,186 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,616
Building Details
Building Size
1,186 SF
Year Built
1983
Listing Agency:
eXp Realty
Listed By:
Taylor Perkins
(774) 535-6863
Source:
Elliman
Added: May 8
Changed: Aug 29
Last Checked: Sep 1 at 9:34PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This office condominium includes a private office, a half bathroom, and a separate area with laundry hookups. Interior finishes combine carpet and tile, providing distinct surface treatments within the unit. The property is positioned at a busy intersection in downtown Maynard and includes off-street parking. Its office configuration and existing features support a range of potential applications identified for the unit, including business, medical, dental, health care, educational, religious, veterinary, and beauty salon uses.
Key Highlights
- Office condominium with private office
- Half bathroom included within the unit
- Separate area with laundry hookups
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$37,632
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.92%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$752,640
$752.6K
Cap Rate 7%
$537,600
$537.6K
Cap Rate 9%
$418,133
$418.1K
Market Conditions
NOI Build-Up for 1,186 SF
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.
Gross rent
$64.3K $54.24/SF
− Vacancy
−$14.2K −$11.93/SF
EGI
$50.2K $42.31/SF
− OpEx
−$12.5K −$10.58/SF
NOI
$37.6K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$752,640
Cap Rate 7%
$537,600
Cap Rate 9%
$418,133
Alternative Uses
Best Use
Office B
$537.6K
$470.4K – $627.2K
NOI $37,632 @ 7.0% cap · market cap 7.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$702.1K
$614.4K – $819.1K
NOI $49,148 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
651
Businesses Nearby
Explore this area
Business Placement
Demographics for 01754, MA
10,730
Population
4,845
Households
2.2
Avg Household Size
43
Median Age
64%
College-Educated
96%
High-School Grad
5.2 sq mi
ZIP Area
2,063
Density / Sq Mi
$119,549
Median Household Income
$74,452
Median Earnings
$1,678
Median Rent
$494,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Private workspace with a half bath, laundry hookups, and off-street parking.
Where is this office units located?
The property is located at 1 Pleasant St 2&3 Maynard, MA.
What is the asking price?
The asking price for this property is $474,900.
What are key features of this property?
This property features: Office condominium with private office; Half bathroom included within the unit; Separate area with laundry hookups
