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    256 Patriot Pl Foxborough, MA

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    For Lease
    Contact for pricing

    21,000 SF retail space available for sublease in Foxborough.

    Type:RETAIL
    Property size:
    21,000 SF
    Lot size:
    24.04 Acres
    Added:
    Nov 24, 2025
    Days on Market:
    129
    Last Refresh:
    Mar 29 at 8:27 pm

    Property Features for 256 Patriot Pl

    General Information

    Standard status
    Active
    Size
    21,000 SF
    Lot size
    24.04 Acres
    Property subtype
    RETAIL

    Spaces For Lease

    at 256 Patriot Pl Contact us

    We can help!

    Listing Contact
    Stephen Woelfel

    Listing agent Stephen Woelfel

    Listing office Colliers | Boston

    Listing date Nov 24, 2025

    Source Moodyscre

    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 Colliers | Boston

    Overview

    Foxborough Retail Space Sublease

    A 21,000 square foot retail space is available for sublease at 26 Patriot Pl, Foxborough, Massachusetts.
    Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Foxborough
    County
    Norfolk
    State
    Massachusetts
    Longitude
    -71.2681
    Latitude
    42.0921

    Nearby Similar for Lease

    • Contact for pricing

      MA, Foxborough - Patriot Place

      26 Patriot Pl, Unit 2ND, Foxborough, MA 02035
      View Details
    • $12/mo

      High-End Office and Storage Space

      Office and storage space with convenient amenities and easy highway access.
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      Retail Space in Patriot Place

      Retail space available within a large open-air lifestyle center.
      213 Patriot Pl, Foxborough, MA
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      Patriot Place Retail Opportunity

      Retail and restaurant spaces available in Patriot Place.
      350-392 Patriot Pl, Foxborough, MA
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      Retail Space in Patriot Place

      Retail space available within a large open-air lifestyle center.
      Patriot Pl 24, Foxborough, MA
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      Retail Space at Patriot Place

      Retail space available within a large open-air lifestyle center.
      Patriot Pl 240, Foxborough, MA
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      Office Space at Patriot Place

      Office space available in a vibrant retail and entertainment area.
      26 Patriot Pl, Foxborough, MA
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      Foxborough Warehouse Space Available

      20,000-45,000 SF of warehouse space available for lease.
      Foxborough, MA 02035
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      Foxborough Office Space Available

      Office space available in Foxborough, ranging from 20,000-45,000 SF.
      300 Foxborough Blvd, Foxborough, MA
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      Foxborough Flex Space Available

      High-end flex space with direct suite access in Foxborough.
      200 Foxborough Blvd, Foxborough, MA
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      First Class Office Building

      High-profile office building with excellent access and abundant amenities.
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      Foxboro Boulevard Office Space Available

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    FAQs

    What type of property is this?
    Retail space - 21,000 SF retail space available for sublease in Foxborough.
    Where is this retail space located?
    The property is located at 256 Patriot Pl Foxborough, MA.
    What are key features of this property?
    This property features: Retail space available for sublease.; Located at 26 Patriot Pl, Foxborough, Massachusetts 02035.; Available square footage: **21,000 SF**.
    (781) 775-2088
    We can help!
    Listing Contact
    Stephen Woelfel
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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