High-Visibility Two-Story Commercial
For Sale
$1,200,000
130 W Boylston St, Worcester, MA 01606
Two-story building with large showroom, storage, offices, and three loading doors off a major Route 190/290 intersection.
Property Size7,620 SF
Price / SF$157.48
Days on Market82
Property Features for 130 W Boylston St
General Information
Standard status
Active
Size
7,620 SF
Total Parking Spaces
30
Property subtype
Commercial
Zoning
BG-3
Additional Details
Highway Access
Yes
Clear Height
16 ft
Taxes and HOA fees
Annual Taxes
$31,197
Building Details
Building Size
7,620 SF
Year Built
1935
Stories
2
Listing Agency:
The Neighborhood Realty Group
(774) 633-1844
Listed By:
Paul Clifford
Source:
Classifiedrealtygroup
Added: Jun 4
Changed: Aug 23
Last Checked: Aug 24 at 3:46AM
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 The Neighborhood Realty Group
Investment Insights
Based on property information with market context.
This well-maintained two-story commercial building totals 7,620 square feet and is designed for mixed operations. The first floor includes two secure walk-up counters, an office, a bathroom, a large showroom with 16-foot ceilings, a separate work space area, and a huge storage area with 16-foot ceilings, supported by three loading doors. The second floor offers a large open area with 12-foot ceilings plus a bathroom, providing flexible space for a wide range of concepts.
Located on busy West Boylston Street in Worcester, the property offers highway visibility and right-off access from Exit 1 at the intersection of Route 290 and Route 190. The building is positioned just seconds from Routes 190 and 290 and about one minute from the Greendale Amazon facility scheduled to open this fall, supporting strong day-to-day presence.
Zoned BG-3, the property allows a wide variety of uses, making it practical for businesses that need both customer-facing space and functional back-of-house areas. On-site parking is described as ample for 30+ cars. The owner notes some owner financing may be possible, including a 5% APR with a 10-year term and 30% down, subject to approval. For a tenant or buyer seeking a flexible commercial footprint with loading capability and showroom presence, this building is worth a closer look.
Located on busy West Boylston Street in Worcester, the property offers highway visibility and right-off access from Exit 1 at the intersection of Route 290 and Route 190. The building is positioned just seconds from Routes 190 and 290 and about one minute from the Greendale Amazon facility scheduled to open this fall, supporting strong day-to-day presence.
Zoned BG-3, the property allows a wide variety of uses, making it practical for businesses that need both customer-facing space and functional back-of-house areas. On-site parking is described as ample for 30+ cars. The owner notes some owner financing may be possible, including a 5% APR with a 10-year term and 30% down, subject to approval. For a tenant or buyer seeking a flexible commercial footprint with loading capability and showroom presence, this building is worth a closer look.
Key Highlights
- Well‑maintained two‑story commercial building on busy West Boylston St in Worcester
- 7,620 SF building with ample on‑site parking for 30+ cars
- Current layout includes a 2,000 SF showroom with 16" ceilings, office, bathroom, separate work space, and 1,500 SF storage with 16" ceilings
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
Property Profile
Current Use
Lease Details
16 ft
Clear height
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
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Frequently Asked Questions
What type of property is this?
Showroom - Two-story building with large showroom, storage, offices, and three loading doors off a major Route 190/290 intersection.
Where is this showroom 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: Well‑maintained two‑story commercial building on busy West Boylston St in Worcester; 7,620 SF building with ample on‑site parking for 30+ cars; Current layout includes a 2,000 SF showroom with 16" ceilings, office, bathroom, separate work space, and 1,500 SF storage with 16" ceilings
