Industrial Flex Facility with Heavy
New
For Sale
$5,500,000
52 School St, Walpole, MA 02081
Industrial and office areas support manufacturing, warehousing, distribution, and owner-user operations.
Property Size41,252 SF
Price / SF$133.33
Days on Market5
Property Features for 52 School St
General Information
Standard status
Active
Size
41,252 SF
Property subtype
Commercial
Warehouse & Industrial
Drive-In Doors
1
Heavy Power
Yes
Building Details
Year Built
1957
Building Size
41,252 SF
Listing Agency:
East West Real Estate, LLC
Listed By:
Wenguang Zou · License #CN217227
(413) 333-7776
Source:
Westcottproperties
Added: Sep 22
Last Checked: Sep 26 at 4:04AM
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 East West Real Estate, LLC
Investment Insights
Based on property information with market context.
Located at 52 School St. in Walpole, this approximately 41,252-square-foot flex facility combines industrial production and storage areas with office accommodations. The 1957 building includes a mezzanine configured for office use, heavy power, overhead cranes, multiple loading docks, an oversized drive-in door, and substantial parking.
The property’s configuration accommodates a range of industrial functions, including manufacturing, warehousing, distribution, and contractor operations. Existing improvements bring together production, storage, loading, administrative, and operational areas within one facility. The site may also warrant review for adaptive reuse or redevelopment, subject to zoning, permitting, municipal approvals, environmental requirements, and other applicable regulations.
The property’s configuration accommodates a range of industrial functions, including manufacturing, warehousing, distribution, and contractor operations. Existing improvements bring together production, storage, loading, administrative, and operational areas within one facility. The site may also warrant review for adaptive reuse or redevelopment, subject to zoning, permitting, municipal approvals, environmental requirements, and other applicable regulations.
Key Highlights
- Approximately ±41,252 SF of building area
- Heavy power service supports industrial operations
- Overhead cranes, multiple loading docks, and an oversized drive‑in door
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
$438,794
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
7.98%
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%
$8,775,880
$8.8M
Cap Rate 7%
$6,268,486
$6.3M
Cap Rate 9%
$4,875,489
$4.9M
Market Conditions
NOI Build-Up for 41,252 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
$663.3K $16.08/SF
− Vacancy
−$36.5K −$0.88/SF
EGI
$626.8K $15.20/SF
− OpEx
−$188.1K −$4.56/SF
NOI
$438.8K $10.64/SF
Area
Norfolk County, MA
Vacancy
5.50%
Lease Rate
$16.08 /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%
$8,775,880
Cap Rate 7%
$6,268,486
Cap Rate 9%
$4,875,489
Alternative Uses
Best Use
Flex RnD
$10.11M
$8.85M – $11.80M
NOI $707,884 @ 7.0% cap · market cap 12.87%
Second Best
Warehouse
$7.61M
$6.66M – $8.88M
NOI $532,822 @ 7.0% cap · market cap 9.69%
Theoretical Best
Office A
$24.42M
$21.37M – $28.49M
NOI $1,709,472 @ 7.0% cap · market cap 31.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
712
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02081, MA
20,584
Population
7,663
Households
2.7
Avg Household Size
43
Median Age
61%
College-Educated
97%
High-School Grad
17.7 sq mi
ZIP Area
1,163
Density / Sq Mi
$150,233
Median Household Income
$75,808
Median Earnings
$1,980
Median Rent
$647,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial and office areas support manufacturing, warehousing, distribution, and owner-user operations.
Where is this flex space located?
The property is located at 52 School St Walpole, MA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Approximately ±41,252 SF of building area; Heavy power service supports industrial operations; Overhead cranes, multiple loading docks, and an oversized drive‑in door
