Single-Level Office and Wellness
For Sale
$850,000
11 Maple St, West Newbury, MA 01985
Adaptable single-level commercial building with private offices, full kitchen, and two bathrooms, plus over ten parking spaces.
Property Size2,800 SF
Price / SF$303.57
Days on Market346
Property Features for 11 Maple St
General Information
Standard status
Active
Size
2,800 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
RC
Taxes and HOA fees
Annual Taxes
$5,742
Building Details
Year Built
1968
Stories
1
Listing Agency:
Keller Williams Realty Evolution
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Sep 13, 2025
Changed: Aug 24
Last Checked: Aug 23 at 2:52AM
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 Keller Williams Realty Evolution
Investment Insights
Based on property information with market context.
11 Maple St is a versatile, single-level commercial building offering adaptable interior space for a range of professional uses. The layout includes multiple private offices, a full kitchen, and two bathrooms, supporting businesses that need dedicated work areas and added functionality within the suite.
The property features ground-level entry for straightforward access, and it includes over ten parking spaces for visitors and staff. A shed is also provided for additional storage.
Previously used as a music and recording center, the flexible configuration can fit multiple office-oriented and wellness-oriented operations, depending on the buyer’s intended business use and requirements.
The property features ground-level entry for straightforward access, and it includes over ten parking spaces for visitors and staff. A shed is also provided for additional storage.
Previously used as a music and recording center, the flexible configuration can fit multiple office-oriented and wellness-oriented operations, depending on the buyer’s intended business use and requirements.
Key Highlights
- Single‑level commercial building built in 1968 with just under 2,800 sq. ft. of adaptable space
- Interior includes multiple private offices, a full kitchen, and 2 bathrooms
- Previously used as a music and recording center; layout suited for multiple professional uses
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
$78,044
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
9.18%
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%
$1,560,880
$1.6M
Cap Rate 7%
$1,114,914
$1.1M
Cap Rate 9%
$867,156
$867.2K
Market Conditions
NOI Build-Up for 2,800 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
$127.7K $45.60/SF
− Vacancy
−$23.6K −$8.44/SF
EGI
$104.1K $37.16/SF
− OpEx
−$26.0K −$9.29/SF
NOI
$78.0K $27.87/SF
Area
Essex County, MA
Vacancy
18.50%
Lease Rate
$45.60 /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%
$1,560,880
Cap Rate 7%
$1,114,914
Cap Rate 9%
$867,156
Alternative Uses
Best Use
Office B
$1.11M
$975.6K – $1.30M
NOI $78,044 @ 7.0% cap · market cap 9.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.66M
$1.45M – $1.93M
NOI $116,031 @ 7.0% cap · market cap 13.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
156
Businesses Nearby
Explore this area
Business Placement
Demographics for 01985, MA
4,500
Population
1,799
Households
2.5
Avg Household Size
48
Median Age
67%
College-Educated
98%
High-School Grad
13.4 sq mi
ZIP Area
336
Density / Sq Mi
$189,048
Median Household Income
$78,669
Median Earnings
$1,809
Median Rent
$765,800
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 - Adaptable single-level commercial building with private offices, full kitchen, and two bathrooms, plus over ten parking spaces.
Where is this office units located?
The property is located at 11 Maple St West Newbury, MA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Single‑level commercial building built in 1968 with just under 2,800 sq. ft. of adaptable space; Interior includes multiple private offices, a full kitchen, and 2 bathrooms; Previously used as a music and recording center; layout suited for multiple professional uses
