Webster Industrial Property For
For Sale
Contact for pricing
2 Old Worcester Rd, Webster, MA 01570
Industrial property with warehousing, vehicle service bays, and outdoor storage.
Property Size35,000 SF
Lot Size1.00 Acre
Price / SF$121.43
Days on Market193
Property Features for 2 Old Worcester Rd
General Information
Standard status
Active
Size
35,000 SF
Lot size
1.00 Acre
Property subtype
Industrial
Lease Type
NNN
Investment Type
Sale/Leaseback
Net Operating Income
$360,000
Building Details
Year Built
1988
Stories
3
Tenancy
Single
Listing Agency:
NAI Glickman Kovago & Jacobs
(508) 868-3765
Listed By:
Joey Powers · License #MA 9589503
Source:
Crexi
Added: Jan 30
Changed: Aug 8
Last Checked: Aug 11 at 9:19AM
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 NAI Glickman Kovago & Jacobs
Investment Insights
Based on property information with market context.
Located at the intersection of Old Worcester Road and Route 12 in Webster, MA, 2 Old Worcester Rd offers access to I-395 and other major routes in Central Massachusetts, including I-90, I-290, and Route 20. The property is suitable for investors seeking tenant-backed income. The building features five loading docks and an oversized drive-in door for the main warehousing area. There are also four drive-in bays equipped for vehicle service and fleet maintenance, along with over an acre of yard space suitable for industrial outdoor storage. The property's utility provides long-term viability for the occupying business. The building size is 35000 square feet.
Key Highlights
- Strong sale‑leaseback opportunity providing reliable, tenant‑backed income.
- Direct access to I‑395 and connectivity to I‑90, I‑290, and Route 20.
- Five loading docks and an oversized drive‑in door for warehousing.
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
$319,505
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
7.52%
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%
$6,390,100
$6.4M
Cap Rate 7%
$4,564,357
$4.6M
Cap Rate 9%
$3,550,056
$3.6M
Market Conditions
NOI Build-Up for 35,000 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
$483.0K $13.80/SF
− Vacancy
−$26.6K −$0.76/SF
EGI
$456.4K $13.04/SF
− OpEx
−$136.9K −$3.91/SF
NOI
$319.5K $9.13/SF
Area
Worcester County, MA
Vacancy
5.50%
Lease Rate
$13.80 /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%
$6,390,100
Cap Rate 7%
$4,564,357
Cap Rate 9%
$3,550,056
Alternative Uses
Best Use
Retail
$7.39M
$6.47M – $8.63M
NOI $517,558 @ 7.0% cap · market cap 12.18%
Second Best
Warehouse
$5.83M
$5.10M – $6.80M
NOI $407,837 @ 7.0% cap · market cap 9.60%
Theoretical Best
Office A
$11.95M
$10.46M – $13.94M
NOI $836,640 @ 7.0% cap · market cap 19.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
254
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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 Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Self-Storage at U-Haul — 74 Worcester Rd, Webster, MA 01570
- MAT Properties LLC — 145 N Main St, Webster, MA 01570
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial property with warehousing, vehicle service bays, and outdoor storage.
Where is this warehouse located?
The property is located at 2 Old Worcester Rd Webster, MA.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: Strong sale‑leaseback opportunity providing reliable, tenant‑backed income.; Direct access to I‑395 and connectivity to I‑90, I‑290, and Route 20.; Five loading docks and an oversized drive‑in door for warehousing.
