Mixed-Use Property with Flexible
New
For Sale
$599,900
184 Main St, Oxford, MA 01540
Combines residential accommodations, business areas, and off-street parking on a Main Street parcel.
Property Size2,700 SF
Lot Size1.35 Acres
Days on Market6
Property Features for 184 Main St
General Information
Standard status
Active
Size
2,700 SF
Lot size
1.35 Acres
Property subtype
Investment
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,738
Building Details
Building Size
2,700 SF
Year Built
1990
Stories
2
Units
2
Listing Agency:
Real Broker MA, LLC
Listed By:
The Hamre Martin Team
(413) 210-0207
Source:
Elliman
Added: Sep 19
Changed: Sep 23
Last Checked: Sep 24 at 10:42AM
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 Real Broker MA, LLC
Investment Insights
Based on property information with market context.
Built in 1990, this mixed-use property at 184 Main St. combines residential and commercial components on a 1.35-acre parcel. The living areas include kitchens, bedrooms, bathrooms, and natural light, while the business areas offer adaptable layouts for professional or office uses. Off-street parking is available on the property.
The site occupies a visible position along Oxford’s Main Street corridor, with access to Route 12, US-20, and I-395. Local shops, dining, schools, and other area amenities are nearby. The configuration supports an owner-occupant arrangement, a live-work setup, or separate residential and commercial occupancy, subject to the buyer’s due diligence regarding intended use.
The site occupies a visible position along Oxford’s Main Street corridor, with access to Route 12, US-20, and I-395. Local shops, dining, schools, and other area amenities are nearby. The configuration supports an owner-occupant arrangement, a live-work setup, or separate residential and commercial occupancy, subject to the buyer’s due diligence regarding intended use.
Key Highlights
- 1.35‑acre mixed‑use property at 184 Main St., Oxford, MA
- 58,806 sq. ft. lot with off‑street parking
- Residential areas include kitchens, bedrooms, bathrooms, and natural light
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
$49,208
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
8.20%
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%
$984,160
$984.2K
Cap Rate 7%
$702,971
$703.0K
Cap Rate 9%
$546,756
$546.8K
Market Conditions
NOI Build-Up for 2,700 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
$81.0K $30.00/SF
− Vacancy
−$15.4K −$5.70/SF
EGI
$65.6K $24.30/SF
− OpEx
−$16.4K −$6.08/SF
NOI
$49.2K $18.23/SF
Area
Worcester County, MA
Vacancy
19.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$984,160
Cap Rate 7%
$702,971
Cap Rate 9%
$546,756
Alternative Uses
Best Use
Office B
$703.0K
$615.1K – $820.1K
NOI $49,208 @ 7.0% cap · market cap 8.20%
Second Best
Mixed Use
$347.9K
$304.4K – $405.9K
NOI $24,351 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$922.0K
$806.8K – $1.08M
NOI $64,541 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
140
Businesses Nearby
Explore this area
Business Placement
Demographics for 01540, MA
11,032
Population
4,337
Households
2.5
Avg Household Size
44
Median Age
27%
College-Educated
94%
High-School Grad
19.1 sq mi
ZIP Area
578
Density / Sq Mi
$118,389
Median Household Income
$52,248
Median Earnings
$1,135
Median Rent
$346,000
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 Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combines residential accommodations, business areas, and off-street parking on a Main Street parcel.
Where is this mixed-use property located?
The property is located at 184 Main St Oxford, MA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 1.35‑acre mixed‑use property at 184 Main St., Oxford, MA; 58,806 sq. ft. lot with off‑street parking; Residential areas include kitchens, bedrooms, bathrooms, and natural light
