Turn-Key Salvage Yard and
For Sale
$800,000
4 Brookside Rd, Orange, MA 01364
Turn-key licensed salvage and scrap operation with offices and multiple overhead doors for storage and dismantling.
Property Size11,100 SF
Days on Market83
Property Features for 4 Brookside Rd
General Information
Standard status
Active
Size
11,100 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Drive-In Doors
5
Taxes and HOA fees
Annual Taxes
$422,532
Building Details
Building Size
11,100 SF
Year Built
1967
Listing Agency:
Four Columns Realty, LLC
(508) 501-1443
Listed By:
Liza M. Hurlburt Melo
Source:
Classifiedrealtygroup
Added: Jun 3
Changed: Aug 23
Last Checked: Aug 23 at 2:46AM
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 Four Columns Realty, LLC
Investment Insights
Based on property information with market context.
This turn-key property is set up as a licensed salvage and scrap yard, family owned and managed for over 50 years. The front portion includes a sizable reception or office area for customer-facing sales, with three additional large offices located on the second floor. Storage and dismantling space is supported by industrial racks and a total of five overhead doors serving the work areas.
The property includes the real estate, all scrap inventory, and equipment as part of the asking price. Class 2 and Class 3 licenses can be conveyed. It also abuts the Miller River at the rear and the railroad to the side.
For a buyer or operator looking for an established platform, the layout supports both front-of-house office functions and back-of-house storage, dismantling, and inventory organization behind multiple overhead doors. With licenses available for conveyance and an operational setup already in place, this is best suited to a buyer who intends to continue a salvage and scrap business at this site.
The property includes the real estate, all scrap inventory, and equipment as part of the asking price. Class 2 and Class 3 licenses can be conveyed. It also abuts the Miller River at the rear and the railroad to the side.
For a buyer or operator looking for an established platform, the layout supports both front-of-house office functions and back-of-house storage, dismantling, and inventory organization behind multiple overhead doors. With licenses available for conveyance and an operational setup already in place, this is best suited to a buyer who intends to continue a salvage and scrap business at this site.
Key Highlights
- Turn‑key licensed salvage and scrap yard operation (family owned and managed for 50+ years)
- Year built 1967 building with a large reception/office area and 3 large offices on the second floor
- Storage/dismantling area includes 5 overhead doors and industrial racks for cataloged parts
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
$68,651
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
8.58%
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%
$1,373,020
$1.4M
Cap Rate 7%
$980,729
$980.7K
Cap Rate 9%
$762,789
$762.8K
Market Conditions
NOI Build-Up for 11,100 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
$105.2K $9.48/SF
− Vacancy
−$7.2K −$0.64/SF
EGI
$98.1K $8.84/SF
− OpEx
−$29.4K −$2.65/SF
NOI
$68.7K $6.18/SF
Area
Franklin County, MA
Vacancy
6.80%
Lease Rate
$9.48 /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%
$1,373,020
Cap Rate 7%
$980,729
Cap Rate 9%
$762,789
Alternative Uses
Best Use
Office B
$2.21M
$1.94M – $2.58M
NOI $154,845 @ 7.0% cap · market cap 19.36%
Second Best
Warehouse
$1.19M
$1.04M – $1.39M
NOI $83,362 @ 7.0% cap · market cap 10.42%
Theoretical Best
Healthcare Medical
$4.60M
$4.03M – $5.37M
NOI $322,199 @ 7.0% cap · market cap 40.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Drive-in doors
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 01364, MA
7,665
Population
3,435
Households
2.2
Avg Household Size
45
Median Age
16%
College-Educated
90%
High-School Grad
36.0 sq mi
ZIP Area
213
Density / Sq Mi
$54,061
Median Household Income
$37,525
Median Earnings
$745
Median Rent
$226,000
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?
Warehouse - Turn-key licensed salvage and scrap operation with offices and multiple overhead doors for storage and dismantling.
Where is this warehouse located?
The property is located at 4 Brookside Rd Orange, MA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Turn‑key licensed salvage and scrap yard operation (family owned and managed for 50+ years); Year built 1967 building with a large reception/office area and 3 large offices on the second floor; Storage/dismantling area includes 5 overhead doors and industrial racks for cataloged parts
