Manufacturing
For Sale
$5,500,000
190 Cherry Street, Middleboro, MA 02346
Manufacturing property with GU zoning and an established 1983 construction date.
Property Size16,572 SF
Days on Market147
Property Features for 190 Cherry Street
General Information
Standard status
Active
Size
16,572 SF
Property subtype
Business Opportunity
Zoning
GU
Building Details
Building Size
16,572 SF
Year Built
1983
Listing Agency:
(508) 284-0158
Listed By:
Duckworth Prentice Group
(508) 284-0158
Source:
Evrealestate
Added: Mar 20
Changed: Aug 13
Last Checked: Aug 13 at 5:39AM
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 Duckworth Prentice Group
Investment Insights
Based on property information with market context.
This manufacturing property was constructed in 1983 and carries GU zoning. The asset is located in Plymouth County, Massachusetts.
Key Highlights
- Manufacturing property classified with GU zoning
- Constructed in 1983
- Located in Plymouth County, Massachusetts
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
$206,156
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
3.75%
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%
$4,123,120
$4.1M
Cap Rate 7%
$2,945,086
$2.9M
Cap Rate 9%
$2,290,622
$2.3M
Market Conditions
NOI Build-Up for 16,572 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
$264.5K $15.96/SF
− Vacancy
−$22.0K −$1.32/SF
EGI
$242.5K $14.64/SF
− OpEx
−$36.4K −$2.20/SF
NOI
$206.2K $12.44/SF
Area
Plymouth County, MA
Vacancy
8.30%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
15.00%
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%
$4,123,120
Cap Rate 7%
$2,945,086
Cap Rate 9%
$2,290,622
Alternative Uses
Best Use
Warehouse
$2.95M
$2.58M – $3.44M
NOI $206,156 @ 7.0% cap · market cap 3.75%
Second Best
Industrial
$2.52M
$2.20M – $2.94M
NOI $176,275 @ 7.0% cap · market cap 3.21%
Theoretical Best
Office A
$9.81M
$8.58M – $11.45M
NOI $686,739 @ 7.0% cap · market cap 12.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 02346, MA
24,245
Population
10,230
Households
2.4
Avg Household Size
44
Median Age
30%
College-Educated
94%
High-School Grad
69.0 sq mi
ZIP Area
351
Density / Sq Mi
$91,914
Median Household Income
$52,710
Median Earnings
$1,692
Median Rent
$426,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Manufacturing property with GU zoning and an established 1983 construction date.
Where is this manufacturing property located?
The property is located at 190 Cherry Street Middleboro, 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: Manufacturing property classified with GU zoning; Constructed in 1983; Located in Plymouth County, Massachusetts
