Dancewear Retail
For Sale
$799,900
194 Newbury Street, Peabody, MA 01960
For-sale dancewear storefront with a transferable lease and a 40-year history serving a loyal regional customer base.
Property Size4,173 SF
Price / SF$191.68
Days on Market95
Property Features for 194 Newbury Street
General Information
Standard status
Active
Size
4,173 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Building Details
Year Built
1986
Listing Agency:
LAER Realty Partners
Listed By:
Maria Salzillo
(978) 777-5509
Source:
Longwoodresidential
Added: Jun 3
Changed: Aug 26
Last Checked: Sep 4 at 10:32AM
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 LAER Realty Partners
Investment Insights
Based on property information with market context.
Offered for sale is an established dancewear retail storefront with a reported 40 years of success and a loyal regional customer base. The business is recognized for personalized service and custom Pointe shoe fittings, along with guidance aligned to studio-specific dress codes through partnerships with dance studios.
The operation includes a well-stocked inventory featuring top-brand merchandise for dancers of all ages, including several types of dance shoes. It also conveys with furniture, fixtures, display cabinets, stands, decor, and equipment used to support the retail showroom.
The property is described as being in a highly visible location and includes over 4,000 customized square feet. The lease is transferable, and the listing cites long-standing vendor relationships that support consistent quality and reliable supply.
The operation includes a well-stocked inventory featuring top-brand merchandise for dancers of all ages, including several types of dance shoes. It also conveys with furniture, fixtures, display cabinets, stands, decor, and equipment used to support the retail showroom.
The property is described as being in a highly visible location and includes over 4,000 customized square feet. The lease is transferable, and the listing cites long-standing vendor relationships that support consistent quality and reliable supply.
Key Highlights
- Dancewear retail business with a 40‑year history serving a loyal regional customer base
- Known for custom Pointe Shoe fittings and personalized service for dancers of all ages
- Strong studio partnerships providing accurate guidance on studio‑specific dress codes
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
$68,564
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
8.57%
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%
$1,371,280
$1.4M
Cap Rate 7%
$979,486
$979.5K
Cap Rate 9%
$761,822
$761.8K
Market Conditions
NOI Build-Up for 4,173 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
$100.2K $24.00/SF
− Vacancy
−$2.2K −$0.53/SF
EGI
$97.9K $23.47/SF
− OpEx
−$29.4K −$7.04/SF
NOI
$68.6K $16.43/SF
Area
Essex County, MA
Vacancy
2.20%
Lease Rate
$24.00 /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%
$1,371,280
Cap Rate 7%
$979,486
Cap Rate 9%
$761,822
Alternative Uses
Best Use
Retail
$979.5K
$857.1K – $1.14M
NOI $68,564 @ 7.0% cap · market cap 8.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.47M
$2.16M – $2.88M
NOI $172,928 @ 7.0% cap · market cap 21.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
479
Businesses Nearby
62k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 72%
Dining 28%
Speedway
Shops & Services
18,357 visits/mo
0.4 miles
Sunoco
Shops & Services
17,540 visits/mo
0.4 miles
Dunkin' Donuts
Dining
17,100 visits/mo
0.3 miles
Gulf Oil
Shops & Services
5,501 visits/mo
0.4 miles
APlus
Shops & Services
1,493 visits/mo
0.4 miles
Demographics for 01960, MA
54,155
Population
23,009
Households
2.4
Avg Household Size
47
Median Age
34%
College-Educated
91%
High-School Grad
16.0 sq mi
ZIP Area
3,385
Density / Sq Mi
$95,173
Median Household Income
$56,100
Median Earnings
$1,902
Median Rent
$566,700
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?
Retail space - For-sale dancewear storefront with a transferable lease and a 40-year history serving a loyal regional customer base.
Where is this retail space located?
The property is located at 194 Newbury Street Peabody, MA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Dancewear retail business with a 40‑year history serving a loyal regional customer base; Known for custom Pointe Shoe fittings and personalized service for dancers of all ages; Strong studio partnerships providing accurate guidance on studio‑specific dress codes
