Flex Space with Redevelopment
For Sale
$2,295,000
11-11 Commercial St, Medford, MA 02155
Commercial property combining an existing building with a substantial land component and access to major roadways.
Property Size6,050 SF
Price / SF$379.34
Days on Market10
Property Features for 11-11 Commercial St
General Information
Standard status
Active
Size
6,050 SF
Taxes and HOA fees
Annual Taxes
$25,861
Listing Agency:
Corcoran Property Advisors
(781) 953-6324
Listed By:
Michele Lawlor
(781) 953-6324
Source:
Exprealty
Added: Aug 21
Changed: Aug 30
Last Checked: Aug 30 at 1:57AM
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 Corcoran Property Advisors
Investment Insights
Based on property information with market context.
This Medford flex property includes an existing 6,050-square-foot building on approximately 22,148 square feet of land. The site is being offered in its current condition and may support continued commercial or industrial use, subject to applicable zoning and approvals.
The property benefits from proximity to major roadways, Boston, and surrounding communities. Its configuration provides a combination of building area and land that may accommodate warehouse, distribution, business, or redevelopment concepts, subject to buyer due diligence regarding zoning, permitted uses, dimensions, building area, and development potential.
The property benefits from proximity to major roadways, Boston, and surrounding communities. Its configuration provides a combination of building area and land that may accommodate warehouse, distribution, business, or redevelopment concepts, subject to buyer due diligence regarding zoning, permitted uses, dimensions, building area, and development potential.
Key Highlights
- 6,050‑square‑foot existing building
- Approximately 22,148 square feet of land
- Flex space classification
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
$78,143
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
3.40%
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%
$1,562,860
$1.6M
Cap Rate 7%
$1,116,329
$1.1M
Cap Rate 9%
$868,256
$868.3K
Market Conditions
NOI Build-Up for 6,050 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
$97.3K $16.08/SF
− Vacancy
−$5.4K −$0.88/SF
EGI
$91.9K $15.20/SF
− OpEx
−$13.8K −$2.28/SF
NOI
$78.1K $12.92/SF
Area
Middlesex County, MA
Vacancy
5.50%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
15.00%
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%
$1,562,860
Cap Rate 7%
$1,116,329
Cap Rate 9%
$868,256
Alternative Uses
Best Use
Warehouse
$1.12M
$976.8K – $1.30M
NOI $78,143 @ 7.0% cap · market cap 3.40%
Second Best
Industrial
$919.3K
$804.4K – $1.07M
NOI $64,353 @ 7.0% cap · market cap 2.80%
Theoretical Best
Office A
$3.58M
$3.13M – $4.18M
NOI $250,710 @ 7.0% cap · market cap 10.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,055
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02155, MA
61,483
Population
25,893
Households
2.4
Avg Household Size
36
Median Age
58%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
7,498
Density / Sq Mi
$118,403
Median Household Income
$60,825
Median Earnings
$2,483
Median Rent
$715,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial property combining an existing building with a substantial land component and access to major roadways.
Where is this flex space located?
The property is located at 11-11 Commercial St Medford, MA.
What is the asking price?
The asking price for this property is $2,295,000.
What are key features of this property?
This property features: 6,050‑square‑foot existing building; Approximately 22,148 square feet of land; Flex space classification
