Industrial Flex Building with
For Sale
$1,200,000
130 W Boylston St, Worcester, MA 01606
Two-story flex building with showroom space, offices, and loading doors, offering strong highway visibility near major routes.
Property Size7,620 SF
Price / SF$157.48
Days on Market733
Property Features for 130 W Boylston St
General Information
Standard status
Active
Size
7,620 SF
Property subtype
Commercial
Zoning
BG-3
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$31,197
Building Details
Building Size
7,620 SF
Year Built
1935
Stories
2
Listing Agency:
Coldwell Banker Realty - Marblehead
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Aug 18, 2024
Changed: Aug 19
Last Checked: Aug 19 at 6:09AM
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 Coldwell Banker Realty - Marblehead
Investment Insights
Based on property information with market context.
This well-maintained two-story commercial flex building includes 7,620 square feet configured for showroom, office, storage, and work space. The first floor features two secure walk-up counters, office and bathroom, a large showroom with 16-foot ceilings, a separate work space area, a huge storage area with 16-foot ceilings, and three loading doors. The second floor provides a large open area with 12-foot ceilings and an additional bathroom.
The property is positioned for highway visibility near the intersection of Route 190 and Route 290, with access described as right off Exit 1 at Route 290 and Route 190. The listing also notes it is located just seconds from both routes.
Zoned BG-3, the building is described as suitable for a wide variety of uses. Ample on-site parking is noted for 30+ cars. The seller indicates owner financing may be available, subject to terms.
The property is positioned for highway visibility near the intersection of Route 190 and Route 290, with access described as right off Exit 1 at Route 290 and Route 190. The listing also notes it is located just seconds from both routes.
Zoned BG-3, the building is described as suitable for a wide variety of uses. Ample on-site parking is noted for 30+ cars. The seller indicates owner financing may be available, subject to terms.
Key Highlights
- Two‑story commercial building totaling 7,620 SF, built in 1935
- Highly visible on busy West Boylston St with access near the intersection of Rt 290 and Rt 190
- Zoned BG‑3, allowing a wide variety of uses
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
$107,725
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
8.98%
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%
$2,154,500
$2.2M
Cap Rate 7%
$1,538,929
$1.5M
Cap Rate 9%
$1,196,944
$1.2M
Market Conditions
NOI Build-Up for 7,620 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
$137.2K $18.00/SF
− Vacancy
−$10.4K −$1.37/SF
EGI
$126.7K $16.63/SF
− OpEx
−$19.0K −$2.49/SF
NOI
$107.7K $14.14/SF
Area
Worcester, MA
Vacancy
7.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
15.00%
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%
$2,154,500
Cap Rate 7%
$1,538,929
Cap Rate 9%
$1,196,944
Alternative Uses
Best Use
Office B
$1.81M
$1.58M – $2.11M
NOI $126,530 @ 7.0% cap · market cap 10.54%
Second Best
Warehouse
$1.54M
$1.35M – $1.80M
NOI $107,725 @ 7.0% cap · market cap 8.98%
Theoretical Best
Office A
$2.54M
$2.23M – $2.97M
NOI $178,037 @ 7.0% cap · market cap 14.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,035
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01606, MA
21,651
Population
9,427
Households
2.3
Avg Household Size
41
Median Age
42%
College-Educated
90%
High-School Grad
6.0 sq mi
ZIP Area
3,609
Density / Sq Mi
$92,537
Median Household Income
$55,931
Median Earnings
$1,615
Median Rent
$343,700
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?
Flex space - Two-story flex building with showroom space, offices, and loading doors, offering strong highway visibility near major routes.
Where is this flex space located?
The property is located at 130 W Boylston St Worcester, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two‑story commercial building totaling 7,620 SF, built in 1935; Highly visible on busy West Boylston St with access near the intersection of Rt 290 and Rt 190; Zoned BG‑3, allowing a wide variety of uses
