Three-Story Office
New
For Sale
$1,275,000
1944 Ocean St, Marshfield, MA 02050
Flexible commercial layout with showroom windows, private offices, and shared support areas.
Property Size3,012 SF
Days on Market6
Property Features for 1944 Ocean St
General Information
Standard status
Active
Size
3,012 SF
Total Parking Spaces
16
Property subtype
Commercial
Site & Location
Road Access
Yes
Utilities to Site
Yes
Additional Details
Office Units
4
Taxes and HOA fees
Annual Taxes
$7,633
Amenities
handicap accessible
irrigation system
multiple heating zones
delivery access
clean dry basement
Building Details
Building Size
3,012 SF
Year Built
1992
Buildings
1
Stories
3
Listing Agency:
John F Farraher Broker
Listed By:
John Farraher
(781) 413-6800
Source:
Classifiedrealtygroup
Added: Sep 18
Last Checked: Sep 22 at 1:45PM
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 John F Farraher Broker
Investment Insights
Based on property information with market context.
The Hubbard Plumbing Building is a three-level office property at 1944 Ocean St with a varied commercial layout. The ground floor provides an open area, two insulated 8 X 6 showroom picture windows, and a bathroom. Four separately entered offices occupy the second floor, along with two shared bathrooms. The top level serves as common space and includes a kitchen, full bathroom, and laundry hookups.
The property sits on Route 139 in downtown Marshfield, with delivery access and 16 rear parking spaces. It is handicap accessible and connected to public sewer, with an irrigation system and multiple heating zones. A clean, dry basement provides additional support space and has no history of water intrusion. Built in 1992, the building also offers upper-level space for many uses.
The property sits on Route 139 in downtown Marshfield, with delivery access and 16 rear parking spaces. It is handicap accessible and connected to public sewer, with an irrigation system and multiple heating zones. A clean, dry basement provides additional support space and has no history of water intrusion. Built in 1992, the building also offers upper-level space for many uses.
Key Highlights
- Three‑level office property built in 1992
- Two insulated 8 X 6 showroom picture windows
- Four second‑floor offices, each with its own entrance
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
$62,999
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
4.94%
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%
$1,259,980
$1.3M
Cap Rate 7%
$899,986
$900.0K
Cap Rate 9%
$699,989
$700.0K
Market Conditions
NOI Build-Up for 3,012 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
$101.2K $33.60/SF
− Vacancy
−$17.2K −$5.71/SF
EGI
$84.0K $27.89/SF
− OpEx
−$21.0K −$6.97/SF
NOI
$63.0K $20.92/SF
Area
Plymouth County, MA
Vacancy
17.00%
Lease Rate
$33.60 /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%
$1,259,980
Cap Rate 7%
$899,986
Cap Rate 9%
$699,989
Alternative Uses
Best Use
Office B
$900.0K
$787.5K – $1.05M
NOI $62,999 @ 7.0% cap · market cap 4.94%
Second Best
Retail
$707.0K
$618.6K – $824.8K
NOI $49,488 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,817 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Office units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
504
Businesses Nearby
Explore this area
Business Placement
Demographics for 02050, MA
25,956
Population
11,697
Households
2.2
Avg Household Size
48
Median Age
53%
College-Educated
97%
High-School Grad
28.8 sq mi
ZIP Area
901
Density / Sq Mi
$125,436
Median Household Income
$63,529
Median Earnings
$1,620
Median Rent
$622,600
Median Home Value
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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?
Office building - Flexible commercial layout with showroom windows, private offices, and shared support areas.
Where is this office building located?
The property is located at 1944 Ocean St Marshfield, MA.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: Three‑level office property built in 1992; Two insulated 8 X 6 showroom picture windows; Four second‑floor offices, each with its own entrance
