Four-Building Mixed-Use
For Sale
$1,299,900
407 - 411 Old Colony Rd, Norton, MA 02766
Commercial property combining retail, office, and garage components across four buildings.
Property Size7,387 SF
Price / SF$175.97
Days on Market264
Property Features for 407 - 411 Old Colony Rd
General Information
Standard status
Active
Size
7,387 SF
Property subtype
Commercial
Zoning
.
Additional Details
Traffic Count
15,000 vehicles/day
Office Units
6
Taxes and HOA fees
Annual Taxes
$8,530
Building Details
Building Size
7,387 SF
Year Built
1955
Buildings
4
Listing Agency:
Coldwell Banker Realty - Brookline
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Dec 10, 2025
Changed: Aug 29
Last Checked: Aug 30 at 1:59PM
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 Coldwell Banker Realty - Brookline
Investment Insights
Based on property information with market context.
This mixed-use commercial property at 407–411 Old Colony Rd in Norton, Massachusetts, comprises 7,387 SF across four buildings. The configuration includes six retail/office units and a separate garage equipped with a lift, offering a combination of customer-facing, workspace, and service-oriented components.
Positioned near the Norton/Attleboro line, the property benefits from approximately 15,000 average daily car traffic. Originally built in 1955, the site presents a multi-unit commercial layout with distinct retail and office spaces alongside the garage structure. Buyers should verify permitted uses and other municipal requirements with town hall.
Positioned near the Norton/Attleboro line, the property benefits from approximately 15,000 average daily car traffic. Originally built in 1955, the site presents a multi-unit commercial layout with distinct retail and office spaces alongside the garage structure. Buyers should verify permitted uses and other municipal requirements with town hall.
Key Highlights
- 7,387 SF mixed‑use property across 4 buildings
- 6 retail/office units plus 1 garage with lift
- Approximately 15,000 average daily car traffic
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
$87,259
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%
$1,745,180
$1.7M
Cap Rate 7%
$1,246,557
$1.2M
Cap Rate 9%
$969,544
$969.5K
Market Conditions
NOI Build-Up for 7,387 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
$155.1K $21.00/SF
− Vacancy
−$15.5K −$2.10/SF
EGI
$139.6K $18.90/SF
− OpEx
−$52.4K −$7.09/SF
NOI
$87.3K $11.81/SF
Area
Bristol County, MA
Vacancy
10.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,745,180
Cap Rate 7%
$1,246,557
Cap Rate 9%
$969,544
Alternative Uses
Best Use
Retail
$2.17M
$1.90M – $2.53M
NOI $151,714 @ 7.0% cap · market cap 11.67%
Second Best
Office B
$1.73M
$1.52M – $2.02M
NOI $121,417 @ 7.0% cap · market cap 9.34%
Theoretical Best
Office A
$4.50M
$3.94M – $5.25M
NOI $314,899 @ 7.0% cap · market cap 24.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Office units
15,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Demographics for 02766, MA
19,202
Population
6,725
Households
2.9
Avg Household Size
41
Median Age
46%
College-Educated
94%
High-School Grad
27.8 sq mi
ZIP Area
691
Density / Sq Mi
$127,404
Median Household Income
$60,134
Median Earnings
$1,986
Median Rent
$476,900
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?
Mixed-use property - Commercial property combining retail, office, and garage components across four buildings.
Where is this mixed-use property located?
The property is located at 407 - 411 Old Colony Rd Norton, MA.
What is the asking price?
The asking price for this property is $1,299,900.
What are key features of this property?
This property features: 7,387 SF mixed‑use property across 4 buildings; 6 retail/office units plus 1 garage with lift; Approximately 15,000 average daily car traffic
