Two-Unit End-Unit Retail
For Sale
Contact for pricing
131 BOSTON RD, Billerica, MA 01821
Flexible commercial space on Boston Road with private restrooms, on-site parking, and layouts suited to retail or service uses.
Property Size1,651 SF
Price / SF$287.70
Days on Market30
Property Features for 131 BOSTON RD
General Information
Standard status
Active
Size
1,651 SF
Total Parking Spaces
20
Property subtype
Retail
Additional Details
End Cap
Yes
Amenities
private restrooms
on-site parking
Building Details
Year Built
1985
Stories
1
Units
2
Listing Agency:
New England Commercial Advisors
Listed By:
Steve Cavanaugh · License #MA 9021513
Source:
Crexi
Added: Aug 1
Changed: Aug 30
Last Checked: Aug 30 at 3:51PM
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 New England Commercial Advisors
Investment Insights
Based on property information with market context.
Units 11 and 12 comprise 1,651 square feet of end-unit commercial condominium space within a retail plaza. The property includes two private restrooms, on-site parking, and adaptable layouts. One unit is occupied by a hair salon, while the adjoining space operates as a beauty supply retailer offering wigs, hair extensions, and related products. The existing hair salon business may also be acquired with the real estate.
The property fronts Boston Road, also designated Route 3A, and is positioned along an established commercial corridor in Billerica. Access to I-495 and Route 3 is available nearby. Built in 1985, the two-unit configuration supports continued retail use, an owner-user arrangement, or separate occupancy of the spaces without relying on a single suite layout.
The property fronts Boston Road, also designated Route 3A, and is positioned along an established commercial corridor in Billerica. Access to I-495 and Route 3 is available nearby. Built in 1985, the two-unit configuration supports continued retail use, an owner-user arrangement, or separate occupancy of the spaces without relying on a single suite layout.
Key Highlights
- 1,651 SF across Units 11 and 12
- Two end‑unit commercial condominiums
- Two private restrooms and on‑site parking
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
Current Use
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
59k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 73%
Shops & Services 25%
Beauty & Spa 2%
Starbucks
Dining
17,646 visits/mo
0.5 miles
Speedway
Shops & Services
14,591 visits/mo
0.5 miles
Panera Bread
Dining
12,807 visits/mo
0.4 miles
Dunkin' Donuts
Dining
12,529 visits/mo
0.5 miles
Massage Envy
Beauty & Spa
1,240 visits/mo
0.5 miles
Demographics for 01821, MA
30,909
Population
11,666
Households
2.6
Avg Household Size
43
Median Age
42%
College-Educated
95%
High-School Grad
16.6 sq mi
ZIP Area
1,862
Density / Sq Mi
$142,564
Median Household Income
$65,056
Median Earnings
$2,211
Median Rent
$581,300
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 - Flexible commercial space on Boston Road with private restrooms, on-site parking, and layouts suited to retail or service uses.
Where is this retail space located?
The property is located at 131 BOSTON RD 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: 1,651 SF across Units 11 and 12; Two end‑unit commercial condominiums; Two private restrooms and on‑site parking
