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    Charlton Warehouse with Cannabis Tenant Title is generated by Realmo AI

    144 Sturbridge Rd, Charlton, MA 01507

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    For Sale
    $2,480,000

    20,000 SF warehouse with income and value-add potential.

    Type:Industrial - Warehouse/Distribution
    Property size:
    20,000 SF
    Price / SF:
    $124/SF
    Added:
    May 14, 2026
    Days on Market:
    17
    Last Refresh:
    May 14 at 8:32 pm

    Property Features for 144 Sturbridge Rd

    General Information

    Standard status
    Active
    Size
    20,000 SF
    Property subtype
    Industrial - Warehouse/Distribution

    Building Details

    Year Built
    1997

    We can help!

    Listing Contact
    Tim Whittredge

    Listing agent Tim Whittredge

    Listing office NAI Glickman Kovago & Jacobs

    Listing date May 14, 2026

    Source Commercialcafe

    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 NAI Glickman Kovago & Jacobs

    HighLights

    • 16,000 sq ft of vacant warehouse space ideal for owner‑user or investor.
    • Located directly on Route 20 with convenient access to I‑90 (Mass Pike) and I‑84.
    • 4,000 sq ft leased to a cannabis retail operator, providing stable income.
    • Durable masonry block construction.
    • Functional layout suitable for industrial, storage, or light manufacturing uses.
    • Built in 1997.

    Overview

    Located directly on Route 20 in Charlton, the property at 144 Sturbridge Road offers a 20,000 square foot masonry block warehouse building. Approximately 16,000 square feet of vacant warehouse space is available, suitable for an owner-user, investor, or tenant. The remaining 4,000 square feet is leased to a cannabis retail operator. Constructed of durable masonry block, the building offers a functional layout suitable for a variety of industrial, storage, or light manufacturing uses. The vacant portion provides upside through lease-up or owner occupancy, while the existing tenancy adds an investment component. The concrete block and masonry building was constructed in 1997. The property benefits from connectivity to Worcester, Springfield, and the broader Central New England market, with convenient access to I-90 and other major regional corridors.
    Location Intelligence

    Current Use by Public Records

    Vehicle Outfitters Trucking Company TERPS CANNABIS Charlton (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Nail Salon Auto Parts Store Gym & Fitness Center Skin Care Clinic Food Market Kitchen & Bath Showroom Furniture & Home Goods

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

    Similar Places Nearby

    • Green & Clean Self Storage Solutions of Charlton — 157 Worcester Rd, Charlton, MA 01507
    • Trolley Crossing Storage — 26 Trolley Crossing Rd, Charlton, MA 01507

    Location Insight

    • Map
    • Local Demand
    City
    Charlton
    County
    Worcester
    State
    Massachusetts
    Longitude
    -72.0198101
    Latitude
    42.1390843

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    FAQs

    What type of property is this?
    Warehouse - 20,000 SF warehouse with income and value-add potential.
    Where is this warehouse located?
    The property is located at 144 Sturbridge Rd Charlton, MA.
    What is the asking price?
    The asking price for this property is $2,480,000.
    What are key features of this property?
    This property features: 16,000 sq ft of vacant warehouse space ideal for owner‑user or investor.; Located directly on Route 20 with convenient access to I‑90 (Mass Pike) and I‑84.; 4,000 sq ft leased to a cannabis retail operator, providing stable income.
    We can help!
    Listing Contact
    Tim Whittredge
    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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