Renovated Mixed-Use Downtown
For Sale
$625,000
175 Main Street, Webster, MA 01570
Fully renovated mixed-use property in downtown Webster, Massachusetts.
Property Size5,001 SF
Days on Market128
Property Features for 175 Main Street
General Information
Standard status
Active
Size
5,001 SF
Property subtype
Retail
Building Details
Building Size
5,001 SF
Year Built
1920
Listing Agency:
Kelleher and Sadowsky Associates, Inc.
(508) 826-6527
Listed By:
Thomas Bodden · License #9513346
Source:
Kelleher-sadowsky
Added: Apr 25
Changed: Aug 26
Last Checked: Aug 29 at 7:23AM
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 Kelleher and Sadowsky Associates, Inc.
Investment Insights
Based on property information with market context.
This fully renovated mixed-use property is located in downtown Webster. The building's second floor features a renovated two-bedroom apartment with modern finishes, suitable for living or rental income. The first floor is built out for a restaurant and includes a commercial hood system, walk-in coolers, and ADA-compliant restrooms. The layout is suitable for a turnkey restaurant operation or other food service concept. The property has visibility and a downtown location close to shops, businesses, and local amenities. It offers both residential and commercial potential. It is suitable for those looking to live upstairs while operating a business below or for investors seeking a mixed-use income-producing asset.
Key Highlights
- Prime downtown location with high visibility, close to shops, businesses, and amenities.
- Fully built‑out first‑floor restaurant space with commercial hood system, walk‑in coolers, and ADA‑compliant restrooms.
- Renovated two‑bedroom apartment on the second floor with modern finishes.
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
$45,103
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
7.22%
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%
$902,060
$902.1K
Cap Rate 7%
$644,329
$644.3K
Cap Rate 9%
$501,144
$501.1K
Market Conditions
NOI Build-Up for 5,001 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
$78.0K $15.60/SF
− Vacancy
−$5.9K −$1.17/SF
EGI
$72.2K $14.43/SF
− OpEx
−$27.1K −$5.41/SF
NOI
$45.1K $9.02/SF
Area
Worcester County, MA
Vacancy
7.50%
Lease Rate
$15.60 /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%
$902,060
Cap Rate 7%
$644,329
Cap Rate 9%
$501,144
Alternative Uses
Best Use
Specialty Retail
$1.13M
$990.4K – $1.32M
NOI $79,234 @ 7.0% cap · market cap 12.68%
Second Best
Mixed Use
$644.3K
$563.8K – $751.7K
NOI $45,103 @ 7.0% cap · market cap 7.22%
Theoretical Best
Office A
$1.71M
$1.49M – $1.99M
NOI $119,544 @ 7.0% cap · market cap 19.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
526
Businesses Nearby
36k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 75%
Dining 25%
Mobil
Shops & Services
8,271 visits/mo
0.1 miles
Dollar General
Shops & Services
7,537 visits/mo
0.3 miles
Dunkin' Donuts
Dining
6,424 visits/mo
0.3 miles
7-Eleven
Shops & Services
5,370 visits/mo
0.1 miles
Santander Bank
Shops & Services
3,345 visits/mo
0.1 miles
Demographics for 01570, MA
17,776
Population
8,211
Households
2.2
Avg Household Size
44
Median Age
25%
College-Educated
92%
High-School Grad
12.4 sq mi
ZIP Area
1,434
Density / Sq Mi
$68,934
Median Household Income
$43,595
Median Earnings
$1,135
Median Rent
$339,600
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?
Mixed-use property - Fully renovated mixed-use property in downtown Webster, Massachusetts.
Where is this mixed-use property located?
The property is located at 175 Main Street Webster, MA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Prime downtown location with high visibility, close to shops, businesses, and amenities.; Fully built‑out first‑floor restaurant space with commercial hood system, walk‑in coolers, and ADA‑compliant restrooms.; Renovated two‑bedroom apartment on the second floor with modern finishes.
