ADA-Compliant Office
For Sale
$549,500
99 Spring Street, Fairhaven, MA 02719
Well-maintained office building with dedicated office space and an ADA-compliant bathroom on an expansive lot.
Property Size2,172 SF
Price / SF$252.99
Days on Market460
Property Features for 99 Spring Street
General Information
Standard status
Active
Size
2,172 SF
Property subtype
Commercial
Building Details
Year Built
1928
Listing Agency:
Coastal Realty
Listed By:
Richard Trapilo
(617) 875-4950
Source:
Sarkisboston
Added: May 19, 2025
Changed: Aug 21
Last Checked: Aug 21 at 10:51AM
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 Coastal Realty
Investment Insights
Based on property information with market context.
Well-maintained commercial office building offering dedicated office space and an ADA-compliant bathroom. The property totals 2,172 SF and sits on an expansive 19,392 SF lot. Recent years have included significant structural improvements and equipment upgrades.
Located at 99 Spring Street in Fairhaven in a high-visibility area with strong traffic exposure. The site has a Clean 21E completed in 2025, supporting buyer confidence. The property is grandfathered for non-conforming use, permitting both commercial and residential possibilities.
On the exterior, the generous lot size is designed to support practical site needs such as parking and storage, with room to consider future expansion.
Located at 99 Spring Street in Fairhaven in a high-visibility area with strong traffic exposure. The site has a Clean 21E completed in 2025, supporting buyer confidence. The property is grandfathered for non-conforming use, permitting both commercial and residential possibilities.
On the exterior, the generous lot size is designed to support practical site needs such as parking and storage, with room to consider future expansion.
Key Highlights
- Well‑maintained 2,172 SF commercial building built in 1928
- Expansive 19,392 SF lot with space for parking, storage, or future expansion
- Interior includes dedicated office space and an ADA‑compliant bathroom
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
$35,700
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
6.50%
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%
$714,000
$714.0K
Cap Rate 7%
$510,000
$510.0K
Cap Rate 9%
$396,667
$396.7K
Market Conditions
NOI Build-Up for 2,172 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
$59.4K $27.36/SF
− Vacancy
−$11.8K −$5.44/SF
EGI
$47.6K $21.92/SF
− OpEx
−$11.9K −$5.48/SF
NOI
$35.7K $16.44/SF
Area
Bristol County, MA
Vacancy
19.90%
Lease Rate
$27.36 /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%
$714,000
Cap Rate 7%
$510,000
Cap Rate 9%
$396,667
Alternative Uses
Best Use
Office B
$510.0K
$446.3K – $595.0K
NOI $35,700 @ 7.0% cap · market cap 6.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.32M
$1.16M – $1.54M
NOI $92,590 @ 7.0% cap · market cap 16.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
675
Businesses Nearby
Explore this area
Business Placement
Demographics for 02719, MA
15,924
Population
7,777
Households
2
Avg Household Size
49
Median Age
30%
College-Educated
92%
High-School Grad
12.4 sq mi
ZIP Area
1,284
Density / Sq Mi
$92,500
Median Household Income
$57,781
Median Earnings
$1,071
Median Rent
$407,300
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?
Office building - Well-maintained office building with dedicated office space and an ADA-compliant bathroom on an expansive lot.
Where is this office building located?
The property is located at 99 Spring Street Fairhaven, MA.
What is the asking price?
The asking price for this property is $549,500.
What are key features of this property?
This property features: Well‑maintained 2,172 SF commercial building built in 1928; Expansive 19,392 SF lot with space for parking, storage, or future expansion; Interior includes dedicated office space and an ADA‑compliant bathroom
