Retail Building in Sudbury
For Sale
$750,000
Pending
337 Boston Post Rd, Sudbury, MA 01776
Retail building for sale in Sudbury's Village Business District.
Property Size3,444 SF
Lot Size0.46 Acres
Days on Market177
Property Features for 337 Boston Post Rd
General Information
Standard status
Pending
Size
3,444 SF
Lot size
0.46 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$15,327
Building Details
Building Size
3,444 SF
Year Built
1983
Listing Agency:
Columbus and Over Group, LLC
Listed By:
Jeffrey Hamilton · License #9563893
(617) 645-3407
Source:
Elliman
Added: Mar 16
Changed: Sep 7
Last Checked: Sep 7 at 8:11AM
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 Columbus and Over Group, LLC
Investment Insights
Based on property information with market context.
The property at 337 Boston Post Road is situated on Route 20 in Sudbury, Massachusetts. The site encompasses 0.46 acres and features a 3,500 square foot building. Currently occupied by Cloud Nine Toys, the building is available for immediate occupancy. The property is located in the heart of Sudbury’s Village Business District, approximately 1 mile from the newly developed Meadow Walk. Meadow Walk includes 250 residential units by Avalon, 60 condominiums, 48 Senior Housing Memory Care units, and 75,000 square feet of newly developed retail space anchored by Whole Foods. Route 20 in Sudbury experiences traffic counts exceeding 30,000 vehicles per day.
Key Highlights
- Prime location in the heart of Sudbury’s Village Business District.
- Immediate availability for occupancy.
- High traffic count of over 30,000 cars per day on Route 20.
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
$50,305
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
6.71%
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%
$1,006,100
$1.0M
Cap Rate 7%
$718,643
$718.6K
Cap Rate 9%
$558,944
$558.9K
Market Conditions
NOI Build-Up for 3,500 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
$76.9K $21.96/SF
− Vacancy
−$5.0K −$1.43/SF
EGI
$71.9K $20.53/SF
− OpEx
−$21.6K −$6.16/SF
NOI
$50.3K $14.37/SF
Area
Middlesex County, MA
Vacancy
6.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,006,100
Cap Rate 7%
$718,643
Cap Rate 9%
$558,944
Alternative Uses
Best Use
Retail
$718.6K
$628.8K – $838.4K
NOI $50,305 @ 7.0% cap · market cap 6.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.07M
$1.81M – $2.42M
NOI $145,039 @ 7.0% cap · market cap 19.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
692
Businesses Nearby
89k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 33%
Apparel 27%
Groceries 23%
Dining 13%
T.J. Maxx
Apparel
22,893 visits/mo
0.3 miles
Sudbury Farms
Groceries
20,440 visits/mo
0.4 miles
Dunkin' Donuts
Dining
9,452 visits/mo
0.2 miles
The UPS Store
Shops & Services
6,205 visits/mo
0.1 miles
Gulf Oil
Shops & Services
5,041 visits/mo
0.5 miles
Demographics for 01776, MA
18,934
Population
6,446
Households
2.9
Avg Household Size
43
Median Age
84%
College-Educated
98%
High-School Grad
24.4 sq mi
ZIP Area
776
Density / Sq Mi
$234,634
Median Household Income
$119,249
Median Earnings
$1,427
Median Rent
$939,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail building for sale in Sudbury's Village Business District.
Where is this storefront property located?
The property is located at 337 Boston Post Rd Sudbury, MA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Prime location in the heart of Sudbury’s Village Business District.; Immediate availability for occupancy.; High traffic count of over 30,000 cars per day on Route 20.
