West Acton Village Retail
For Sale
$259,900
25 Spruce Street #A, Acton, MA 01720
Prime commercial condo in vibrant West Acton, ideal for retail.
Property Size1,496 SF
Price / SF$173.73
Days on Market498
Property Features for 25 Spruce Street #A
General Information
Standard status
Active
Size
1,496 SF
Taxes and HOA fees
Annual Taxes
$3,874
Building Details
Year Built
2011
Listing Agency:
Lamacchia Realty, Inc.
Listed By:
Brian Kindlan
Source:
Corcoran
Added: Apr 25, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
Located in the heart of West Acton Village, this street-level commercial condo offers excellent visibility and steady foot traffic. The property features a reception area with hardwood floors and cathedral ceilings, suitable for a boutique retail shop, art gallery, wellness studio, or office. A private back room includes a sink and closet, providing flexibility for workspace or a prep area, along with a full bath for convenience. Access to an unfinished basement offers storage space. The property includes two assigned parking spaces behind the building. The property is located in a thriving business community surrounded by local favorites and cafes.
Key Highlights
- Prime location in the heart of West Acton Village with excellent visibility and high foot traffic.
- Spacious interior with hardwood floors and soaring cathedral ceilings.
- Suitable for a variety of business types (retail, art gallery, wellness studio, office).
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
$21,502
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
8.27%
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%
$430,040
$430.0K
Cap Rate 7%
$307,171
$307.2K
Cap Rate 9%
$238,911
$238.9K
Market Conditions
NOI Build-Up for 1,496 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
$32.9K $21.96/SF
− Vacancy
−$2.1K −$1.43/SF
EGI
$30.7K $20.53/SF
− OpEx
−$9.2K −$6.16/SF
NOI
$21.5K $14.37/SF
Area
Middlesex County, MA
Vacancy
6.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$430,040
Cap Rate 7%
$307,171
Cap Rate 9%
$238,911
Alternative Uses
Best Use
Office B
$678.1K
$593.4K – $791.2K
NOI $47,469 @ 7.0% cap · market cap 18.26%
Second Best
Retail
$307.2K
$268.8K – $358.4K
NOI $21,502 @ 7.0% cap · market cap 8.27%
Theoretical Best
Office A
$885.6K
$774.9K – $1.03M
NOI $61,994 @ 7.0% cap · market cap 23.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
220
Businesses Nearby
Explore this area
Business Placement
Demographics for 01720, MA
23,232
Population
8,937
Households
2.6
Avg Household Size
43
Median Age
78%
College-Educated
97%
High-School Grad
19.6 sq mi
ZIP Area
1,185
Density / Sq Mi
$154,101
Median Household Income
$79,774
Median Earnings
$1,908
Median Rent
$766,500
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?
Retail space - Prime commercial condo in vibrant West Acton, ideal for retail.
Where is this retail space located?
The property is located at 25 Spruce Street #A Acton, MA.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Prime location in the heart of West Acton Village with excellent visibility and high foot traffic.; Spacious interior with **hardwood floors and soaring cathedral ceilings.**; Suitable for a variety of business types (retail, art gallery, wellness studio, office).
