End-Unit Retail
For Sale
$475,000
131 Boston #11&12, Billerica, MA 01862
Two adjoining commercial suites offer flexible layouts, private restrooms, parking, and prominent signage opportunities.
Property Size1,651 SF
Days on Market28
Property Features for 131 Boston #11&12
General Information
Standard status
Active
Size
1,651 SF
Property subtype
Commercial
Zoning
4, Legal Conforming
Site & Location
End Cap
Yes
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$6,512
Amenities
private restrooms
on-site parking
Building Details
Building Size
1,651 SF
Year Built
1985
Tenancy
Multi
Listing Agency:
Keller Williams Realty Evolution
(978) 912-4810
Listed By:
Shailyn Harrington Danahy
(978) 912-4810
Source:
Aucoinryanrealty
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 25 at 7:37AM
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 Keller Williams Realty Evolution
Investment Insights
Based on property information with market context.
This 1,651-square-foot retail condominium property combines Units 11 and 12 within a two-suite commercial configuration. Built in 1985, the space includes two private restrooms, flexible interior layouts, on-site parking, and opportunities for prominent signage. Current occupants include a hair salon and an adjoining beauty supply retailer offering wigs, hair extensions, and related products. The existing hair salon business may also be purchased 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 is available within minutes, supporting connections throughout the Merrimack Valley. Zoning is identified as 4. The adjoining suites can support continued operation of the existing businesses or a different retail, office, medical, professional, or service-oriented use, 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 is available within minutes, supporting connections throughout the Merrimack Valley. Zoning is identified as 4. The adjoining suites can support continued operation of the existing businesses or a different retail, office, medical, professional, or service-oriented use, subject to applicable requirements.
Key Highlights
- 1,651 SF across adjoining Units 11 and 12
- Two private restrooms and on‑site parking
- Located on Boston Road (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
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
59k
Monthly Visits Nearby
Under-served
Demand for This Use
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 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?
Storefront property - Two adjoining commercial suites offer flexible layouts, private restrooms, parking, and prominent signage opportunities.
Where is this storefront property located?
The property is located at 131 Boston #11&12 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 adjoining Units 11 and 12; Two private restrooms and on‑site parking; Located on Boston Road (Route 3A)
