Renovated Industrial Gem in
For Sale
$1,580,000
Pending
106 River St, Dedham, MA 02026
Versatile 3,756 SF building suitable for various business ventures.
Property Size3,756 SF
Lot Size0.31 Acres
Days on Market328
Property Features for 106 River St
General Information
Standard status
Pending
Size
3,756 SF
Lot size
0.31 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$17,373
Building Details
Year Built
1961
Listing Agency:
Thumbprint Realty, LLC
(617) 287-9000
Listed By:
Huguens Pierre-Charles
(786) 488-5618
Source:
Corcoran
Added: Oct 11, 2025
Changed: Aug 26
Last Checked: Aug 14 at 7:22AM
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 Thumbprint Realty, LLC
Investment Insights
Based on property information with market context.
Located at 106 River Street in East Dedham, this renovated industrial building offers 3,756 square feet of space on a 0.31-acre lot. The property features 111 feet of street frontage and high curb visibility. Previously occupied by a restoration and cleaning company and a custom car wrap studio, the building is suitable for specialty auto, a luxury car wash, or a creative workshop. The property is zoned LM for light industrial use. The building's exterior is constructed of concrete and brick. The interior provides a functional layout. The property includes three drive-in bays, updated systems, and on-site parking for over 12 vehicles. High bay ceilings and a flood-free zone are additional features.
Key Highlights
- 3,756 SF renovated industrial building on a 0.31‑acre lot
- Three functional drive‑in bays and high bay ceilings
- Zoned LM for light industrial use, suitable for various businesses
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
$64,453
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
4.08%
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%
$1,289,060
$1.3M
Cap Rate 7%
$920,757
$920.8K
Cap Rate 9%
$716,144
$716.1K
Market Conditions
NOI Build-Up for 3,756 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
$112.7K $30.00/SF
− Vacancy
−$13.5K −$3.60/SF
EGI
$99.2K $26.40/SF
− OpEx
−$34.7K −$9.24/SF
NOI
$64.5K $17.16/SF
Area
Norfolk County, MA
Vacancy
12.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,289,060
Cap Rate 7%
$920,757
Cap Rate 9%
$716,144
Alternative Uses
Best Use
Flex RnD
$920.8K
$805.7K – $1.07M
NOI $64,453 @ 7.0% cap · market cap 4.08%
Second Best
Industrial
$570.7K
$499.4K – $665.9K
NOI $39,952 @ 7.0% cap · market cap 2.53%
Theoretical Best
Office A
$2.22M
$1.95M – $2.59M
NOI $155,648 @ 7.0% cap · market cap 9.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
508
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02026, MA
25,364
Population
10,648
Households
2.4
Avg Household Size
43
Median Age
55%
College-Educated
94%
High-School Grad
10.3 sq mi
ZIP Area
2,463
Density / Sq Mi
$124,375
Median Household Income
$74,594
Median Earnings
$2,058
Median Rent
$630,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Tex's Barbeque Express — 515 Sprague St, Dedham, MA 02026
- Top Notch Bartenders and Servers, LLC — 15 Lancaster Rd, Dedham, MA 02026
Frequently Asked Questions
What type of property is this?
Flex space - Versatile 3,756 SF building suitable for various business ventures.
Where is this flex space located?
The property is located at 106 River St Dedham, MA.
What is the asking price?
The asking price for this property is $1,580,000.
What are key features of this property?
This property features: 3,756 SF renovated industrial building on a 0.31‑acre lot; Three functional drive‑in bays and high bay ceilings; Zoned LM for light industrial use, suitable for various businesses
