Building Details

Year Built 1987

Buildings 1

Stories 2

Units 2

Tenancy Single

Listing Agency: Commercial Realty Advisors, Inc. k***@comrealty.net Show Phone

Listed By: Kevin Pepe

Source: Crexi

Added: Mar 17, 2023 Changed: Aug 14 Last Checked: Aug 19 at 11:55PM

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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 Commercial Realty Advisors, Inc.

Investment Insights

Based on property information with market context.

This property offers approximately 1,075 square feet of total space, featuring a street-facing commercial unit complemented by an upper-level office or storage suite. It is situated in a well-located commercial corridor in Marstons Mills.

Key Highlights

• Street‑facing commercial unit.
• Upper‑level office/storage suite.
• Located in a well‑located Marstons Mills commercial corridor.

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

$22,078

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

8.03%

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%

$441,560 $441.6K

Cap Rate 7%

$315,400 $315.4K

Cap Rate 9%

$245,311 $245.3K

Market Conditions

NOI Build-Up for 1,075 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

$32.3K $30.00/SF

− Vacancy

−$710 −$0.66/SF

EGI

$31.5K $29.34/SF

− OpEx

−$9.5K −$8.80/SF

NOI

$22.1K $20.54/SF

Area

Barnstable County, MA

Vacancy

2.20%

Lease Rate

$30.00 /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%

$441,560

Cap Rate 7%

$315,400

Cap Rate 9%

$245,311

Alternative Uses

Best Use

Retail

$315.4K

$276.0K – $368.0K (±1% cap)

NOI $22,078 @ 7.0% cap · market cap 8.03%

Second Best

Mixed Use

$214.2K

$187.5K – $249.9K (±1% cap)

NOI $14,996 @ 7.0% cap · market cap 5.45%

Theoretical Best

Office A

$438.1K

$383.3K – $511.1K (±1% cap)

NOI $30,665 @ 7.0% cap · market cap 11.15%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Under Construction Home Health Care Service

Suggested Use

Top Pick Law Firm Restaurant Real Estate Agency Hair Salon Building Supply HVAC Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

49

Businesses Nearby

Explore this area Business Placement

Demographics for 02648, MA

7,325

Population

3,476

Households

2.1

Avg Household Size

51

Median Age

40%

College-Educated

95%

High-School Grad

10.0 sq mi

ZIP Area

733

Density / Sq Mi

$131,125

Median Household Income

$53,788

Median Earnings

$1,533

Median Rent

$580,700

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Street-facing commercial unit with upper-level office/storage suite.

Where is this mixed-use property located?

The property is located at 40 Industry Rd Marstons Mills, MA.

What is the asking price?

The asking price for this property is $275,000.

What are key features of this property?

This property features: Street‑facing commercial unit.; Upper‑level office/storage suite.; Located in a well‑located Marstons Mills commercial corridor.