Three-Building Industrial
For Sale
Contact for pricing
207 E Main St, Marlborough, MA 01752
Industrial compound with multiple buildings occupying nearly one acre of land.
Property Size11,694 SF
Lot Size0.98 Acres
Price / SF$171.03
Days on Market1080
Property Features for 207 E Main St
General Information
Standard status
Active
Size
11,694 SF
Lot size
0.98 Acres
Property subtype
Industrial
Lease Type
NNN
Additional Details
Highway Access
Yes
Building Details
Buildings
3
Tenancy
Multi
Listing Agency:
O'Brien Commercial Properties Inc
Listed By:
Eric O'Brien · License #MA 138843
(978) 369-5500
Source:
Crexi
Added: Sep 22, 2023
Changed: Sep 4
Last Checked: Sep 2 at 11:34AM
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 O'Brien Commercial Properties Inc
Investment Insights
Based on property information with market context.
This industrial property comprises 11,694 square feet across three buildings on 0.98 acres of land. The multi-building configuration provides a substantial commercial footprint for industrial operations or related uses.
The property is located at 207 E Main St in Marlborough, Massachusetts, with access immediately off Route 20.
The property is located at 207 E Main St in Marlborough, Massachusetts, with access immediately off Route 20.
Key Highlights
- 11,694 square feet across 3 buildings
- 0.98‑acre industrial property
- Located at 207 E Main St, Marlborough, MA 01752
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
$124,388
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
6.22%
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%
$2,487,760
$2.5M
Cap Rate 7%
$1,776,971
$1.8M
Cap Rate 9%
$1,382,089
$1.4M
Market Conditions
NOI Build-Up for 11,694 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
$188.0K $16.08/SF
− Vacancy
−$10.3K −$0.88/SF
EGI
$177.7K $15.20/SF
− OpEx
−$53.3K −$4.56/SF
NOI
$124.4K $10.64/SF
Area
Middlesex County, MA
Vacancy
5.50%
Lease Rate
$16.08 /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%
$2,487,760
Cap Rate 7%
$1,776,971
Cap Rate 9%
$1,382,089
Alternative Uses
Best Use
Industrial
$1.78M
$1.55M – $2.07M
NOI $124,388 @ 7.0% cap · market cap 6.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.92M
$6.06M – $8.08M
NOI $484,596 @ 7.0% cap · market cap 24.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
599
Businesses Nearby
Explore this area
Business Placement
Demographics for 01752, MA
41,793
Population
17,370
Households
2.4
Avg Household Size
40
Median Age
41%
College-Educated
89%
High-School Grad
20.9 sq mi
ZIP Area
2,000
Density / Sq Mi
$95,047
Median Household Income
$49,012
Median Earnings
$1,721
Median Rent
$485,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - Industrial compound with multiple buildings occupying nearly one acre of land.
Where is this industrial property located?
The property is located at 207 E Main St Marlborough, MA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 11,694 square feet across 3 buildings; 0.98‑acre industrial property; Located at 207 E Main St, Marlborough, MA 01752
