Post-and-Beam Flex
For Sale
$1,250,000
16 Rogers St, Gloucester, MA 01930
Three-story post-and-beam building with distinctive period features, zoned CB, and on-street parking for flexible ownership.
Property Size8,010 SF
Price / SF$156.05
Days on Market34
Property Features for 16 Rogers St
General Information
Standard status
Active
Size
8,010 SF
Total Parking Spaces
1
Zoning
CB
Taxes and HOA fees
Annual Taxes
$6,696
Building Details
Building Size
8,010 SF
Year Built
1900
Stories
3
Listing Agency:
J. Barrett & Company
(978) 282-1315
Listed By:
Ann & Rick Gloucester Group
Source:
Laerrealty
Added: Jul 7
Changed: Aug 8
Last Checked: Aug 8 at 8:13AM
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 J. Barrett & Company
Investment Insights
Based on property information with market context.
This for-sale flex and commercial property is a three-story, post-and-beam building originally dating back to 1900. The interior retains notable period details including original random width flooring, barn doors, and soaring ceilings, giving the space character that can be preserved during a refresh. Ownership options are flexible: you can refurbish as-is, restore down to the studs, and consider configurations that suit individual floors, separate businesses, or the entire building.
Situated with strong on-street visibility, the building overlooks Gloucester Harbor, supporting a retail, office, or flexible mixed-use approach consistent with its CB zoning. On-street parking is available, and the property has an established business rental history.
For contractors and developers, the structure’s post-and-beam construction and prominent architectural features provide a clear platform for either selective upgrades or a full restoration. Buyers evaluating office, flex, or mixed-use space under CB zoning may find the building particularly workable given the opportunity to tailor improvements floor by floor, or consolidate the building for a single operator. The combination of visibility, parking, and distinctive historic elements offers a practical foundation for a range of business and ownership plans.
Situated with strong on-street visibility, the building overlooks Gloucester Harbor, supporting a retail, office, or flexible mixed-use approach consistent with its CB zoning. On-street parking is available, and the property has an established business rental history.
For contractors and developers, the structure’s post-and-beam construction and prominent architectural features provide a clear platform for either selective upgrades or a full restoration. Buyers evaluating office, flex, or mixed-use space under CB zoning may find the building particularly workable given the opportunity to tailor improvements floor by floor, or consolidate the building for a single operator. The combination of visibility, parking, and distinctive historic elements offers a practical foundation for a range of business and ownership plans.
Key Highlights
- Three‑story post‑and‑beam building with period features and year built 1900
- Building offers 6,500+ SF with original random‑width flooring, barn doors, and soaring ceilings
- Zoned CB with a business rental history
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
$85,202
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
6.82%
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%
$1,704,040
$1.7M
Cap Rate 7%
$1,217,171
$1.2M
Cap Rate 9%
$946,689
$946.7K
Market Conditions
NOI Build-Up for 8,010 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
$128.8K $16.08/SF
− Vacancy
−$7.1K −$0.88/SF
EGI
$121.7K $15.20/SF
− OpEx
−$36.5K −$4.56/SF
NOI
$85.2K $10.64/SF
Area
Essex County, MA
Vacancy
5.50%
Lease Rate
$16.08 /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%
$1,704,040
Cap Rate 7%
$1,217,171
Cap Rate 9%
$946,689
Alternative Uses
Best Use
Office B
$3.19M
$2.79M – $3.72M
NOI $223,263 @ 7.0% cap · market cap 17.86%
Second Best
Flex RnD
$2.00M
$1.75M – $2.33M
NOI $139,751 @ 7.0% cap · market cap 11.18%
Theoretical Best
Office A
$4.74M
$4.15M – $5.53M
NOI $331,932 @ 7.0% cap · market cap 26.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,278
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01930, MA
29,729
Population
14,630
Households
2
Avg Household Size
50
Median Age
39%
College-Educated
94%
High-School Grad
26.2 sq mi
ZIP Area
1,135
Density / Sq Mi
$87,898
Median Household Income
$49,580
Median Earnings
$1,395
Median Rent
$587,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Rhea Pizzeria Napoletana — Corner of Roger st &, Harbor Loop, Gloucester, MA 01930
- Del Rio's Cafe & Catering — 18 Rogers St, Gloucester, MA 01930
Frequently Asked Questions
What type of property is this?
Flex space - Three-story post-and-beam building with distinctive period features, zoned CB, and on-street parking for flexible ownership.
Where is this flex space located?
The property is located at 16 Rogers St Gloucester, MA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Three‑story post‑and‑beam building with period features and year built 1900; Building offers 6,500+ SF with original random‑width flooring, barn doors, and soaring ceilings; Zoned CB with a business rental history
