Standalone Two-Story Office
New
For Sale
$675,000
125 Ipswich Rd, Topsfield, MA 01983
Configured with clinical suites, treatment rooms, reception, restrooms, and paved on-site parking.
Property Size2,184 SF
Price / SF$309.07
Days on Market2
Property Features for 125 Ipswich Rd
General Information
Standard status
Active
Size
2,184 SF
Property subtype
Commercial
Zoning
IRA
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$8,111
Building Details
Year Built
1977
Buildings
1
Stories
2
Owner Occupied
Yes
Listing Agency:
Millennium Realty Firm, LLC
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 16 at 2:26PM
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 Millennium Realty Firm, LLC
Investment Insights
Based on property information with market context.
This standalone office property contains 2,184 SF across two stories and is currently occupied by a chiropractic and physical therapy clinic. The interior includes two clinical suites, private treatment and consultation rooms, a reception area, and multiple restrooms. The layout is arranged for patient and client movement, with paved parking on the property for staff and visitors.
The building is at 125 Ipswich Rd in Topsfield, near Route 1 and a signalized intersection. Dunkin Donuts and a gas station are identified at the intersection, and the site is positioned along a primary approach to downtown Ipswich. Zoning is IRA, with professional office, medical and therapy practice, and single-family residential conversion identified as permitted uses.
The building is at 125 Ipswich Rd in Topsfield, near Route 1 and a signalized intersection. Dunkin Donuts and a gas station are identified at the intersection, and the site is positioned along a primary approach to downtown Ipswich. Zoning is IRA, with professional office, medical and therapy practice, and single-family residential conversion identified as permitted uses.
Key Highlights
- 2,184 SF office building arranged over two stories
- Two clinical suites with private treatment and consultation rooms
- Currently occupied by a chiropractic and physical therapy clinic
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
$60,875
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
9.02%
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%
$1,217,500
$1.2M
Cap Rate 7%
$869,643
$869.6K
Cap Rate 9%
$676,389
$676.4K
Market Conditions
NOI Build-Up for 2,184 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
$99.6K $45.60/SF
− Vacancy
−$18.4K −$8.44/SF
EGI
$81.2K $37.16/SF
− OpEx
−$20.3K −$9.29/SF
NOI
$60.9K $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%
$1,217,500
Cap Rate 7%
$869,643
Cap Rate 9%
$676,389
Alternative Uses
Best Use
Office B
$869.6K
$760.9K – $1.01M
NOI $60,875 @ 7.0% cap · market cap 9.02%
Second Best
Healthcare Medical
$575.5K
$503.6K – $671.5K
NOI $40,287 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,504 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
Explore this area
Business Placement
Demographics for 01983, MA
6,569
Population
2,319
Households
2.8
Avg Household Size
47
Median Age
73%
College-Educated
98%
High-School Grad
11.9 sq mi
ZIP Area
552
Density / Sq Mi
$176,698
Median Household Income
$74,872
Median Earnings
$1,003
Median Rent
$810,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Configured with clinical suites, treatment rooms, reception, restrooms, and paved on-site parking.
Where is this office building located?
The property is located at 125 Ipswich Rd Topsfield, MA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 2,184 SF office building arranged over two stories; Two clinical suites with private treatment and consultation rooms; Currently occupied by a chiropractic and physical therapy clinic
