End-Unit Retail
For Sale
$475,000
131 Boston, Billerica, MA 01862
Commercial Sale, Billerica, MA
Property Size1,651 SF
Price / SF$287.70
Days on Market35
Property Features for 131 Boston
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
4
Zoning description
Legal Conforming
Directions
From I-495, take Route 3 South to Boston Road (Route 3A). 131 Boston Road is located in Tanden Plaza
Standard status
Active
APN
365951
Size
1,651 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6512
Amenities
private restrooms
Building Details
Year built
1985
Listing Agency:
Keller Williams Realty Evolution
(978) 992-4050
Listed By:
Keller Williams Realty Evolution
(978) 927-8700
Added: Aug 1
Changed: Sep 3
Last Checked: Sep 4 at 3:06AM
MLS# 73557854
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This retail offering combines two end-unit commercial condominium spaces totaling 1,651 square feet. The units include two private restrooms, on-site parking, prominent signage opportunities, and flexible layouts that can accommodate retail, office, medical, professional, or service-oriented operations. One space currently houses a hair salon, while the adjoining unit operates as a beauty supply store focused on wigs, hair extensions, and related products. The salon business is available for separate purchase with the real estate.
The property fronts Boston Road, also designated Route 3A, within an established commercial corridor in Billerica. Access to I-495 and Route 3 places the location within reach of the Merrimack Valley. Built in 1985 and identified with zoning 4, the property offers two units that may be occupied together or operated separately, subject to applicable requirements.
The property fronts Boston Road, also designated Route 3A, within an established commercial corridor in Billerica. Access to I-495 and Route 3 places the location within reach of the Merrimack Valley. Built in 1985 and identified with zoning 4, the property offers two units that may be occupied together or operated separately, subject to applicable requirements.
Key Highlights
- Two end‑unit commercial condominium spaces totaling 1,651 square feet
- Two private restrooms and on‑site parking
- Frontage on Boston Road, also designated Route 3A
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
$23,730
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
5.00%
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%
$474,600
$474.6K
Cap Rate 7%
$339,000
$339.0K
Cap Rate 9%
$263,667
$263.7K
Market Conditions
NOI Build-Up for 1,651 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
$36.3K $21.96/SF
− Vacancy
−$2.4K −$1.43/SF
EGI
$33.9K $20.53/SF
− OpEx
−$10.2K −$6.16/SF
NOI
$23.7K $14.37/SF
Area
Middlesex County, MA
Vacancy
6.50%
Lease Rate
$21.96 /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%
$474,600
Cap Rate 7%
$339,000
Cap Rate 9%
$263,667
Alternative Uses
Best Use
Retail
$339.0K
$296.6K – $395.5K
NOI $23,730 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$977.4K
$855.2K – $1.14M
NOI $68,417 @ 7.0% cap · market cap 14.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
171
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 100%
Courtyard Boston Billerica/Bedford
Hotels & Casinos
2,914 visits/mo
0.1 miles
Demographics for 01862, MA
11,430
Population
4,263
Households
2.7
Avg Household Size
40
Median Age
39%
College-Educated
91%
High-School Grad
9.1 sq mi
ZIP Area
1,256
Density / Sq Mi
$131,214
Median Household Income
$67,595
Median Earnings
$1,881
Median Rent
$503,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two adjoining commercial condominium units provide private restrooms, on-site parking, and adaptable space for retail, office, or service uses.
Where is this retail space located?
The property is located at 131 Boston Billerica, MA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Two end‑unit commercial condominium spaces totaling 1,651 square feet; Two private restrooms and on‑site parking; Frontage on Boston Road, also designated Route 3A
