Free-Standing Flex Office
For Sale
$599,900
3095 Cranberry Highway, Wareham, MA 02538
Multifunctional building offering showroom, office and conference room, plus warehouse/shop space.
Property Size3,840 SF
Price / SF$156.22
Days on Market160
Property Features for 3095 Cranberry Highway
General Information
Standard status
Active
Size
3,840 SF
Property subtype
Commercial
Additional Details
Traffic Count
27,000 vehicles/day
Building Details
Year Built
1963
Listing Agency:
Conway - Wareham
Listed By:
Francis Gropman
(617) 846-8000
Source:
Highlandre
Added: Mar 29
Changed: Sep 2
Last Checked: Sep 4 at 10:41AM
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.
This free-standing multifunctional building combines office space with warehouse and shop areas. The interior includes a showroom, office space, and a conference room, alongside a dedicated warehouse/shop component suited to flexible business use.
The property is located at 3095 Cranberry Highway in Wareham, MA 02538, and benefits from exposure along a busy Cranberry Highway corridor, with traffic indicated at approximately 27,000. The offering also notes that the building can be purchased with the building next door as a package, depending on your needs.
For parties seeking a mixed office-and-warehouse setup, the existing layout provides distinct space types within one free-standing structure.
The property is located at 3095 Cranberry Highway in Wareham, MA 02538, and benefits from exposure along a busy Cranberry Highway corridor, with traffic indicated at approximately 27,000. The offering also notes that the building can be purchased with the building next door as a package, depending on your needs.
For parties seeking a mixed office-and-warehouse setup, the existing layout provides distinct space types within one free-standing structure.
Key Highlights
- Free‑standing multifunctional building with office, conference room, showroom, and warehouse/shop space
- Year built 1963
- Over 27,000 traffic count along busy Cranberry Hwy
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
$47,770
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
7.96%
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%
$955,400
$955.4K
Cap Rate 7%
$682,429
$682.4K
Cap Rate 9%
$530,778
$530.8K
Market Conditions
NOI Build-Up for 3,840 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
$61.3K $15.96/SF
− Vacancy
−$5.1K −$1.32/SF
EGI
$56.2K $14.64/SF
− OpEx
−$8.4K −$2.20/SF
NOI
$47.8K $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%
$955,400
Cap Rate 7%
$682,429
Cap Rate 9%
$530,778
Alternative Uses
Best Use
Office B
$1.15M
$1.00M – $1.34M
NOI $80,317 @ 7.0% cap · market cap 13.39%
Second Best
Flex RnD
$1.02M
$889.2K – $1.19M
NOI $71,136 @ 7.0% cap · market cap 11.86%
Theoretical Best
Office A
$2.27M
$1.99M – $2.65M
NOI $159,129 @ 7.0% cap · market cap 26.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
27,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
204
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 02538, MA
4,428
Population
1,825
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
96%
High-School Grad
6.3 sq mi
ZIP Area
703
Density / Sq Mi
$110,882
Median Household Income
$52,429
Median Earnings
$1,548
Median Rent
$347,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- ADOBO REPUBLIC — 3150 Cranberry Hwy, Wareham, MA 02538
Frequently Asked Questions
What type of property is this?
Flex space - Multifunctional building offering showroom, office and conference room, plus warehouse/shop space.
Where is this flex space located?
The property is located at 3095 Cranberry Highway 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: Free‑standing multifunctional building with office, conference room, showroom, and warehouse/shop space; Year built 1963; Over 27,000 traffic count along busy Cranberry Hwy
