Free-Standing Flex Space with Warehouse &
For Sale
$599,900
3091 Cranberry Hwy, East Wareham, MA
Free-standing flex building with office and warehouse space, commercial mezzanine storage, and a new roof installed in 2025.
Property Size3,120 SF
Price / SF$192.28
Days on Market168
Property Features for 3091 Cranberry Hwy
General Information
Standard status
Active
Size
3,120 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$3,292
Building Details
Year Renovated
2025
Buildings
1
Listing Agency:
Conway - Wareham
(508) 295-6560
Listed By:
Francis Gropman · License #9506689
(774) 263-8989
Source:
Exprealty
Added: Mar 31
Changed: Sep 5
Last Checked: Sep 13 at 4:48PM
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 Conway - Wareham
Investment Insights
Based on property information with market context.
Free-standing multifunctional flex building offering both office and warehouse space. The building includes a commercial mezzanine for additional storage and added vertical space usage, supporting flexible operations within one structure.
The property is located at 3091 Cranberry Hwy in East Wareham, MA, with 27,000 plus traffic count along busy Cranberry Hwy for ongoing visibility. Phase 3 electric is in place to support building power needs.
The building totals 3,120 SF, and features a new roof installed in 2025. The property can also be purchased with the building next door as a package.
The property is located at 3091 Cranberry Hwy in East Wareham, MA, with 27,000 plus traffic count along busy Cranberry Hwy for ongoing visibility. Phase 3 electric is in place to support building power needs.
The building totals 3,120 SF, and features a new roof installed in 2025. The property can also be purchased with the building next door as a package.
Key Highlights
- 3,120 SF free‑standing flex building with office and warehouse space
- Commercial mezzanine for extra storage and vertical space usage
- New roof installed in 2025
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
$38,813
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
6.47%
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%
$776,260
$776.3K
Cap Rate 7%
$554,471
$554.5K
Cap Rate 9%
$431,256
$431.3K
Market Conditions
NOI Build-Up for 3,120 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
$49.8K $15.96/SF
− Vacancy
−$4.1K −$1.32/SF
EGI
$45.7K $14.64/SF
− OpEx
−$6.8K −$2.20/SF
NOI
$38.8K $12.44/SF
Area
Plymouth County, MA
Vacancy
8.30%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
15.00%
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%
$776,260
Cap Rate 7%
$554,471
Cap Rate 9%
$431,256
Alternative Uses
Best Use
Flex RnD
$825.7K
$722.5K – $963.3K
NOI $57,798 @ 7.0% cap · market cap 9.63%
Second Best
Warehouse
$554.5K
$485.2K – $646.9K
NOI $38,813 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$1.85M
$1.62M – $2.15M
NOI $129,292 @ 7.0% cap · market cap 21.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Free-standing flex building with office and warehouse space, commercial mezzanine storage, and a new roof installed in 2025.
Where is this flex space located?
The property is located at 3091 Cranberry Hwy East Wareham, MA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 3,120 SF free‑standing flex building with office and warehouse space; Commercial mezzanine for extra storage and vertical space usage; New roof installed in 2025
