Mixed-Use Property with
For Sale
Contact for pricing
133 W Main St, Marlborough, MA 01752
Two adjoining buildings combine an occupied office facility with a two-family residence on a shared parcel.
Property Size6,542 SF
Price / SF$289.67
Days on Market153
Property Features for 133 W Main St
General Information
Standard status
Active
Size
6,542 SF
Property subtype
Retail
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Building Details
Buildings
2
Building Size
6,542 SF
Tenancy
Single
Abandoned
No
Listing Agency:
American Commercial Real Estate LLC
(508) 735-6378
Listed By:
Dusty Burke · License #MA 137734-RE-B
Source:
Crexi
Added: Apr 1
Changed: Aug 31
Last Checked: Aug 31 at 1:55AM
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 American Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This mixed-use offering brings together two adjoining buildings on one parcel. The commercial component contains 6,542 SF of office space and includes a drive-through; it is currently occupied by St. Mary’s Credit Union. A separate 2,449 SF two-family residence adds a residential income component to the property.
The buildings sit at a signalized intersection along Route 20 with reported traffic exposure of 25,000+ ADT. The site has direct access to I-495 and is near downtown Marlborough, national retailers, and other amenities. The combination of office, residential, and drive-through improvements supports continued mixed-use operation, subject to applicable approvals and agreements.
The buildings sit at a signalized intersection along Route 20 with reported traffic exposure of 25,000+ ADT. The site has direct access to I-495 and is near downtown Marlborough, national retailers, and other amenities. The combination of office, residential, and drive-through improvements supports continued mixed-use operation, subject to applicable approvals and agreements.
Key Highlights
- 6,542 SF commercial office building occupied by St. Mary’s Credit Union
- Separate 2,449 SF two‑family residence on the combined parcel
- Drive‑through serving the office component
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
$138,431
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
7.31%
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%
$2,768,620
$2.8M
Cap Rate 7%
$1,977,586
$2.0M
Cap Rate 9%
$1,538,122
$1.5M
Market Conditions
NOI Build-Up for 6,542 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
$208.0K $31.80/SF
− Vacancy
−$10.3K −$1.57/SF
EGI
$197.8K $30.23/SF
− OpEx
−$59.3K −$9.07/SF
NOI
$138.4K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$2,768,620
Cap Rate 7%
$1,977,586
Cap Rate 9%
$1,538,122
Alternative Uses
Best Use
Office B
$2.97M
$2.59M – $3.46M
NOI $207,580 @ 7.0% cap · market cap 10.95%
Second Best
Multifamily LT 5
$1.98M
$1.73M – $2.31M
NOI $138,431 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$3.87M
$3.39M – $4.52M
NOI $271,099 @ 7.0% cap · market cap 14.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
855
Businesses Nearby
Explore this area
Business Placement
Demographics for 01752, MA
41,793
Population
17,370
Households
2.4
Avg Household Size
40
Median Age
41%
College-Educated
89%
High-School Grad
20.9 sq mi
ZIP Area
2,000
Density / Sq Mi
$95,047
Median Household Income
$49,012
Median Earnings
$1,721
Median Rent
$485,400
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?
Mixed-use property - Two adjoining buildings combine an occupied office facility with a two-family residence on a shared parcel.
Where is this mixed-use property located?
The property is located at 133 W Main St Marlborough, MA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: 6,542 SF commercial office building occupied by St. Mary’s Credit Union; Separate 2,449 SF two‑family residence on the combined parcel; Drive‑through serving the office component
