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    Boston Light Industrial Portfolio Title is generated by Realmo AI

    26 Upton Dr, Wilmington, MA

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    Four light industrial assets totaling 156,276 square feet.

    Type:INDUSTRIAL
    Property size:
    156,276 SF
    Lot size:
    3.30 Acres
    Added:
    Jul 31, 2025
    Days on Market:
    295
    Last Refresh:
    Apr 5 at 10:48 pm

    Property Features for 26 Upton Dr

    General Information

    Standard status
    Active
    Size
    156,276 SF
    Lot size
    3.30 Acres
    Property subtype
    INDUSTRIAL

    We can help!

    Listing Contact
    Michael Restivo

    Listing agent Michael Restivo License #958052

    Listing office JLL | Boston

    Listing date Jul 31, 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 JLL | Boston

    HighLights

    • Located in the highly desirable North Submarket of Boston.
    • Significant rental upside with current rents 30% below market.
    • Diverse and stable income stream from four light industrial assets.
    • Strategic location north of Boston with exceptional accessibility.
    • Functional property features including an average clear height of 17’ and 19 loading docks.
    • Weighted Average Lease Term (WALT) of 3.3 years.

    Overview

    The Boston Multi-Tenant Light Industrial Portfolio consists of four light industrial assets totaling 156,276 square feet. Located in Wilmington and Methuen, Massachusetts, the portfolio is 84% leased to seven tenants with a 3.3 year WALT. The properties feature tenants including Watson Marlow and Compass Group, offering a diverse and stable income stream with upside as rents are 30% below market. The properties have functional features including an average clear height of 17 feet and a total of 19 loading docks. Positioned north of Boston, the portfolio is located within one of Massachusetts’ most desirable submarkets. The North Submarket has accessibility, within reach of 58% of Greater Boston's population. This location, combined with its talent-rich environment, has attracted employees from industry leaders such as Raytheon, Oracle, and Analog Devices. The North Submarket experiences tenant demand and an increasingly tight development pipeline. Escalating construction and land costs have made development of new light industrial buildings unfeasible, putting further strain on the already tight supply. Given the limited remaining development sites, lack of new product within Greater Boston, and competing uses for multifamily, R&D, and industrial distribution, the imbalance of supply and demand will continue to spread.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Canteen Big Box & Wholesale Store

    Suggested Use

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

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

    Similar Places Nearby

    • Cube — 235 Andover St, Wilmington, MA 01887

    Location Insight

    • Map
    • Local Demand
    City
    Wilmington
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.1516
    Latitude
    42.5925

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    FAQs

    What type of property is this?
    Warehouse - Four light industrial assets totaling 156,276 square feet.
    Where is this warehouse located?
    The property is located at 26 Upton Dr Wilmington, MA.
    What are key features of this property?
    This property features: Located in the highly desirable North Submarket of Boston.; Significant rental upside with current rents 30% below market.; Diverse and stable income stream from four light industrial assets.
    (617) 848-5858 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Michael Restivo
    Real Estate License ID: 958052
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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.

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