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    Downtown Salem Office Space Available Title is generated by Realmo AI

    10 Federal St, Salem, MA 01970

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    For Lease
    $18 SF/Yr $24,000/Mo (calc)

    Office space for lease in the heart of downtown Salem.

    Type:Commercial
    Property size:
    16,000 SF
    Added:
    Feb 29, 2024
    Days on Market:
    805
    Last Refresh:
    Apr 5 at 8:51 pm

    Property Features for 10 Federal St

    General Information

    Standard status
    Active
    Size
    16,000 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1956

    We can help!

    Listing Contact
    Mark Shapiro

    Listing agent Mark Shapiro

    Listing office The Drumlin Group Inc.

    Listing date Feb 29, 2024

    Source Corcoran

    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 The Drumlin Group Inc.

    HighLights

    • Prime downtown Salem location, walkable to commuter rail, courts, museums, and attractions.
    • Flexible floor plans and suitability for various uses (office, medical, executive suites).
    • Handicap accessible with elevators and on‑site parking.
    • 3,000‑11,000 sq. ft. of office space available.
    • New common restrooms on the 3rd floor.
    • Utilities, CAM, RET, Building Insurance, and basic build‑out included.

    Overview

    Available for lease is office space ranging from 3,000 to 11,000 square feet, situated in downtown Salem. The location provides convenient access to the commuter rail station and garage, Essex County Courts, City Hall, Peabody Essex Museum, Pickering Wharf, restaurants, shopping, hotels, municipal parking, and various historic, cultural, and seasonal attractions. The building offers handicap accessibility, elevators at both ends, on-site parking with spaces allocated based on leased area, new common restrooms on the 3rd floor, and extensive window lines. Suitable for general office, administration, medical purposes, and executive suites with shared amenities, the property features flexible floor plans. The lease includes utilities, CAM, RET, building insurance, and basic build-out. Tenants are responsible for communications, internet, and office cleaning.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Net Atlantic Inc Marketing & Advertising Essex County District ... Law Firm Dr. James T. ... Dental Office Ciampan Kim LLP: ... Dental Office Joseph Simons Law Firm

    Suggested Use

    Restaurant Law Firm Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Salem
    County
    Essex
    State
    Massachusetts
    Longitude
    -70.8939
    Latitude
    42.5236

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    FAQs

    What type of property is this?
    Office units - Office space for lease in the heart of downtown Salem.
    Where is this office units located?
    The property is located at 10 Federal St Salem, MA.
    What is the lease rate?
    The lease rate is $18 SF/Yr.
    What are key features of this property?
    This property features: Prime downtown Salem location, walkable to commuter rail, courts, museums, and attractions.; Flexible floor plans and suitability for various uses (office, medical, executive suites).; Handicap accessible with elevators and on‑site parking.
    (978) 741-3696
    We can help!
    Listing Contact
    Mark Shapiro
    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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