Flexible-Layout Office
For Sale
$1,150,000
305-955 Main St, Winchester, MA 01890
Elevator-served office suite with included furniture, on-site parking, and medical and professional office use by right.
Property Size2,054 SF
Price / SF$559.88
Days on Market142
Property Features for 305-955 Main St
General Information
Standard status
Active
Size
2,054 SF
Elevators
Yes
Additional Details
Furnished
Yes
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$10,441
Amenities
handicap-accessible entry
Building Details
Year Renovated
2009
Listing Agency:
Coldwell Banker Realty - Lexington
(781) 862-2600
Listed By:
Zuby Singh
(781) 860-9111
Source:
Exprealty
Added: Apr 27
Changed: Sep 4
Last Checked: Sep 15 at 1:30PM
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 Coldwell Banker Realty - Lexington
Investment Insights
Based on property information with market context.
This 2,054-square-foot professional office condo offers a flexible layout with a spacious reception and waiting area, five private offices or exam rooms, a large conference room, staff workspace, kitchenette with dining area, abundant storage, and two restrooms. One restroom includes a private full in-suite bath, and four offices have sinks. Furniture is included. The suite was renovated in 2009 and includes one recent room renovation.
The professionally managed, elevator-served Russell Hill Office Building provides on-site parking and handicap-accessible entry. The property is near Winchester Center, Winchester Hospital, Route 38, I-93, and I-95/128. Zoning supports medical and professional office use by right.
The professionally managed, elevator-served Russell Hill Office Building provides on-site parking and handicap-accessible entry. The property is near Winchester Center, Winchester Hospital, Route 38, I-93, and I-95/128. Zoning supports medical and professional office use by right.
Key Highlights
- 2,054 SF professional office condo in the Russell Hill Office Building
- Five private offices or exam rooms; four offices include sinks
- Reception and waiting area, conference room, staff workspace, kitchenette, storage, and two restrooms
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
$65,174
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
5.67%
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%
$1,303,480
$1.3M
Cap Rate 7%
$931,057
$931.1K
Cap Rate 9%
$724,156
$724.2K
Market Conditions
NOI Build-Up for 2,054 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
$111.4K $54.24/SF
− Vacancy
−$24.5K −$11.93/SF
EGI
$86.9K $42.31/SF
− OpEx
−$21.7K −$10.58/SF
NOI
$65.2K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /SF/Yr
Expense Ratio
25.00%
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%
$1,303,480
Cap Rate 7%
$931,057
Cap Rate 9%
$724,156
Alternative Uses
Best Use
Office B
$931.1K
$814.7K – $1.09M
NOI $65,174 @ 7.0% cap · market cap 5.67%
Second Best
Healthcare Medical
$851.7K
$745.3K – $993.7K
NOI $59,621 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$1.22M
$1.06M – $1.42M
NOI $85,117 @ 7.0% cap · market cap 7.40%
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
659
Businesses Nearby
Explore this area
Business Placement
Demographics for 01890, MA
22,970
Population
8,283
Households
2.8
Avg Household Size
43
Median Age
78%
College-Educated
97%
High-School Grad
6.0 sq mi
ZIP Area
3,828
Density / Sq Mi
$218,176
Median Household Income
$107,083
Median Earnings
$2,271
Median Rent
$1,181,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Elevator-served office suite with included furniture, on-site parking, and medical and professional office use by right.
Where is this office units located?
The property is located at 305-955 Main St Winchester, MA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 2,054 SF professional office condo in the Russell Hill Office Building; Five private offices or exam rooms; four offices include sinks; Reception and waiting area, conference room, staff workspace, kitchenette, storage, and two restrooms
