Mixed-Use Property with Office
New
For Sale
$350,000
28 Worcester Road, Sterling, MA 01564
Two residential units accompany a dedicated office area with street-level exposure and off-street parking.
Property Size2,500 SF
Price / SF$140
Days on Market2
Property Features for 28 Worcester Road
General Information
Standard status
Active
Size
2,500 SF
Zoning
C
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,708
Building Details
Building Size
2,500 SF
Year Built
1897
Listing Agency:
Lamacchia Realty, Inc.
(508) 832-5324
Listed By:
The Balestracci Group
Source:
413realestate
Added: Aug 1
Changed: Aug 2
Last Checked: Aug 2 at 3:44AM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This mixed-use property at 28 Worcester Road combines two residential units with a separate professional office area. The building includes a front porch entry, street-level exposure for the office component, and off-street parking serving residents and clients. Constructed in 1897, the property is zoned C and offers a configuration that accommodates both residential occupancy and business use.
Located in Sterling, the property provides access to I-190 and regional destinations including Worcester and Leominster. Its combination of residential units, office space, parking, and route access creates a flexible setting for an owner-user or investment-oriented buyer.
Located in Sterling, the property provides access to I-190 and regional destinations including Worcester and Leominster. Its combination of residential units, office space, parking, and route access creates a flexible setting for an owner-user or investment-oriented buyer.
Key Highlights
- Two residential units plus a dedicated professional office area
- Street‑level office exposure on 28 Worcester Road
- Off‑street parking for residents and office users
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $54.9k | $21.96 |
| − Vacancy | −$1.4k | −$0.57 |
| EGI | $53.5k | $21.39 |
| − OpEx | −$24.1k | −$9.63 |
| NOI | $29.4k | $11.76 |
2,500 SF · lease $21.96/SF/yr · vacancy 2.60% · expense 45.00%
Alternative Uses
Best Use
Office B
$650.9K
$569.5K – $759.4K
NOI $45,563 @ 7.0% cap · market cap 13.02%
Second Best
Multifamily LT 5
$482.8K
$422.4K – $563.2K
NOI $33,794 @ 7.0% cap · market cap 9.66%
Theoretical Best
Office A
$853.7K
$747.0K – $996.0K
NOI $59,760 @ 7.0% cap · market cap 17.07%
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
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 01564, MA
7,985
Population
3,298
Households
2.4
Avg Household Size
48
Median Age
53%
College-Educated
95%
High-School Grad
30.6 sq mi
ZIP Area
261
Density / Sq Mi
$136,027
Median Household Income
$78,506
Median Earnings
$1,606
Median Rent
$467,400
Median Home Value
Market
Properties on Market for Mixed-use properties in Worcester County
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two residential units accompany a dedicated office area with street-level exposure and off-street parking.
Where is this mixed-use property located?
The property is located at 28 Worcester Road Sterling, MA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two residential units plus a dedicated professional office area; Street‑level office exposure on 28 Worcester Road; Off‑street parking for residents and office users
