Commercial Land with Existing
For Sale
$1,000,000
16 Railroad Ave, Foxboro, MA 02035
Two contiguous GB parcels include a separate vacant lot and existing commercial improvements.
Property Size4,050 SF
Days on Market50
Property Features for 16 Railroad Ave
General Information
Standard status
Active
Size
4,050 SF
Property subtype
COMMERCIAL
Taxes and HOA fees
Annual Taxes
$8,109
Building Details
Building Size
4,050 SF
Year Built
1958
Listing Agency:
Keller Williams Realty
Listed By:
William Lord
(617) 642-3986
Source:
Donnellyandco
Added: Jul 23
Changed: Sep 9
Last Checked: Sep 9 at 6:46AM
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
Investment Insights
Based on property information with market context.
This commercial land offering combines two contiguous General Business parcels totaling approximately 0.73 acres. The assemblage includes a 4,050± SF commercial building constructed in 1958 and a separately deeded vacant lot, providing both existing improvements and additional land within the offering.
The property has more than 200 feet of frontage on Railroad Avenue and includes on-site parking. Approximately 43 municipal parking spaces are located across the avenue in the Schneider public parking lot. The site is connected to the municipal sewer district and offers access to Route 1 and I-95. Office, retail, medical, restaurant, mixed-use, and other commercial concepts are identified as potential uses subject to local approvals.
The property has more than 200 feet of frontage on Railroad Avenue and includes on-site parking. Approximately 43 municipal parking spaces are located across the avenue in the Schneider public parking lot. The site is connected to the municipal sewer district and offers access to Route 1 and I-95. Office, retail, medical, restaurant, mixed-use, and other commercial concepts are identified as potential uses subject to local approvals.
Key Highlights
- Two contiguous General Business parcels totaling approximately 0.73 acres
- 4,050± SF commercial building constructed in 1958
- Separately deeded vacant lot included in the assemblage
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
$39,123
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
3.91%
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%
$782,460
$782.5K
Cap Rate 7%
$558,900
$558.9K
Cap Rate 9%
$434,700
$434.7K
Market Conditions
NOI Build-Up for 4,050 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
$68.0K $16.80/SF
− Vacancy
−$5.4K −$1.34/SF
EGI
$62.6K $15.46/SF
− OpEx
−$23.5K −$5.80/SF
NOI
$39.1K $9.66/SF
Area
Norfolk County, MA
Vacancy
8.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
37.50%
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%
$782,460
Cap Rate 7%
$558,900
Cap Rate 9%
$434,700
Alternative Uses
Best Use
Mixed Use
$558.9K
$489.0K – $652.1K
NOI $39,123 @ 7.0% cap · market cap 3.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $167,831 @ 7.0% cap · market cap 16.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Explore this area
Business Placement
Demographics for 02035, MA
18,618
Population
7,414
Households
2.5
Avg Household Size
42
Median Age
58%
College-Educated
97%
High-School Grad
19.9 sq mi
ZIP Area
936
Density / Sq Mi
$108,559
Median Household Income
$62,457
Median Earnings
$1,763
Median Rent
$581,900
Median Home Value
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Frequently Asked Questions
What type of property is this?
Commercial land - Two contiguous GB parcels include a separate vacant lot and existing commercial improvements.
Where is this commercial land located?
The property is located at 16 Railroad Ave Foxboro, MA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Two contiguous General Business parcels totaling approximately 0.73 acres; 4,050± SF commercial building constructed in 1958; Separately deeded vacant lot included in the assemblage
