Zoned Flex Warehouse
For Sale
Contact for pricing
25 Brigham St, Westborough, MA 01581
Air-conditioned, fully sprinklered warehouse with heavy power, 19-foot middle section, and fenced yards on ample parking.
Property Size18,700 SF
Price / SF$157.75
Days on Market69
Property Features for 25 Brigham St
General Information
Standard status
Active
Size
18,700 SF
Class
B
Total Parking Spaces
52
Property subtype
Office, Industrial
Zoning
IB
Occupancy
49%
Lease Type
NNN
Investment Type
Owner/User
Net Operating Income
$99,452
Building Details
Year Renovated
2000
Buildings
1
Units
55
Tenancy
Multi
Listing Agency:
Metrowest Commercial Real Estate
(508) 740-0000
Listed By:
Marlene Aron · License #MA 93728-RE-B
Source:
Crexi
Added: Jun 5
Changed: Aug 8
Last Checked: Aug 11 at 4:33PM
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 Metrowest Commercial Real Estate
Investment Insights
Based on property information with market context.
25 Brigham St is a flex/warehouse-style building totaling 18,580 square feet on 1.33 acres. The property is zoned IB, which is described as very liberal. Improvements include heavy power service rated at 12,208V, 3-phase with 1,200 amps total (400 amps in each unit), a 6-inch slab throughout, and a fully air-conditioned interior. The building is 100% sprinklered and has mostly separately metered utilities. The middle 4,100 square feet features 19-foot clear height and provides loading dock access. The site includes approximately 52 parking spaces, with room for additional parking, plus two fenced-in yard areas.
The property is located in Westborough, Massachusetts just off the main rotary, offering access to Route 495, Route 9, and Route 30.
For buyers and operators, the combination of heavy power, sprinklered construction, air conditioning, and docked space can support a range of light industrial and flexible business uses, particularly where both office and warehouse components may be needed. The separately metered utilities and fenced yards add operational flexibility for tenant or end-user requirements.
The property is located in Westborough, Massachusetts just off the main rotary, offering access to Route 495, Route 9, and Route 30.
For buyers and operators, the combination of heavy power, sprinklered construction, air conditioning, and docked space can support a range of light industrial and flexible business uses, particularly where both office and warehouse components may be needed. The separately metered utilities and fenced yards add operational flexibility for tenant or end-user requirements.
Key Highlights
- 18,580 SF building in Westboro, MA on 1.33 acres, zoned IB (very liberal zoning).
- Heavy power service: 12,208V, 3‑phase, 1,200 Amps total (400 Amps per unit).
- 100% sprinklered and fully air‑conditioned with 6" slab throughout and mostly separately metered utilities.
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
$217,901
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
7.39%
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%
$4,358,020
$4.4M
Cap Rate 7%
$3,112,871
$3.1M
Cap Rate 9%
$2,421,122
$2.4M
Market Conditions
NOI Build-Up for 18,700 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
$269.3K $14.40/SF
− Vacancy
−$12.9K −$0.69/SF
EGI
$256.4K $13.71/SF
− OpEx
−$38.5K −$2.06/SF
NOI
$217.9K $11.65/SF
Area
Worcester County, MA
Vacancy
4.80%
Lease Rate
$14.40 /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%
$4,358,020
Cap Rate 7%
$3,112,871
Cap Rate 9%
$2,421,122
Alternative Uses
Best Use
Warehouse
$3.11M
$2.72M – $3.63M
NOI $217,901 @ 7.0% cap · market cap 7.39%
Second Best
Flex RnD
$2.94M
$2.57M – $3.43M
NOI $205,663 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$6.39M
$5.59M – $7.45M
NOI $447,005 @ 7.0% cap · market cap 15.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
810
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01581, MA
21,567
Population
8,407
Households
2.6
Avg Household Size
39
Median Age
66%
College-Educated
96%
High-School Grad
20.6 sq mi
ZIP Area
1,047
Density / Sq Mi
$134,474
Median Household Income
$82,045
Median Earnings
$2,038
Median Rent
$637,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Chef Du Jour Catering — 12 Church St, Westborough, MA 01581
Frequently Asked Questions
What type of property is this?
Flex space - Air-conditioned, fully sprinklered warehouse with heavy power, 19-foot middle section, and fenced yards on ample parking.
Where is this flex space located?
The property is located at 25 Brigham St Westborough, MA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 18,580 SF building in Westboro, MA on 1.33 acres, zoned IB (very liberal zoning).; Heavy power service: 12,208V, 3‑phase, 1,200 Amps total (400 Amps per unit).; 100% sprinklered and fully air‑conditioned with 6" slab throughout and mostly separately metered utilities.
