Heavy Power Flex
For Sale
Contact for pricing
25 Brigham St, Westborough, MA 01581
Flex space building zoned IB with heavy power, 100% sprinkler system, and full air conditioning.
Property Size18,580 SF
Price / SF$158.77
Days on Market85
Property Features for 25 Brigham St
General Information
Standard status
Active
Size
18,580 SF
Total Parking Spaces
52
Property subtype
INDUSTRIAL
Zoning
IB
Warehouse & Industrial
Power
1,200 amps
Voltage
208 V
Three-Phase Power
Yes
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Highway Access
Yes
Listing Agency:
Metrowest Commercial Real Estate
(508) 370-0003
Listed By:
Marlene Aron · License #93728-RE-B
(508) 740-0000
Source:
Moodyscre
Added: Jun 22
Changed: Sep 4
Last Checked: Sep 13 at 9:47AM
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.
Flex space building totaling 18,580 SF, zoned IB. The space is 100% sprinklered and fully airconditioned. Construction includes a 6” slab throughout and the utilities are mostly separately metered. The facility is supported by heavy power: 122/08, 3 phase, with 1,200 Amps total and 400 Amps in each unit.
Site parking is approximately 52 spaces, with room to add more. The property is located in Westboro, MA just off the main rotary, with easy access to Rt. 495, Rt. 9, and Rt. 30.
Site parking is approximately 52 spaces, with room to add more. The property is located in Westboro, MA just off the main rotary, with easy access to Rt. 495, Rt. 9, and Rt. 30.
Key Highlights
- Zoned IB flex space building totaling 18,580 SF
- 100% sprinklered and fully airconditioned
- Heavy power: 122/08, 3 phase, 1,200 Amps total, 400 Amps in each unit
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
$204,343
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
6.93%
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%
$4,086,860
$4.1M
Cap Rate 7%
$2,919,186
$2.9M
Cap Rate 9%
$2,270,478
$2.3M
Market Conditions
NOI Build-Up for 18,580 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
$334.4K $18.00/SF
− Vacancy
−$20.1K −$1.08/SF
EGI
$314.4K $16.92/SF
− OpEx
−$110.0K −$5.92/SF
NOI
$204.3K $11.00/SF
Area
Worcester County, MA
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$4,086,860
Cap Rate 7%
$2,919,186
Cap Rate 9%
$2,270,478
Alternative Uses
Best Use
Flex RnD
$2.92M
$2.55M – $3.41M
NOI $204,343 @ 7.0% cap · market cap 6.93%
Second Best
Industrial
$2.42M
$2.12M – $2.83M
NOI $169,611 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$6.34M
$5.55M – $7.40M
NOI $444,136 @ 7.0% cap · market cap 15.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Heavy power
Yes
Sprinkler system
Yes
Highway access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space building zoned IB with heavy power, 100% sprinkler system, and full air conditioning.
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: Zoned IB flex space building totaling 18,580 SF; 100% sprinklered and fully airconditioned; Heavy power: 122/08, 3 phase, 1,200 Amps total, 400 Amps in each unit
