Commercial Land with Retail
For Sale
$795,000
433 Main Street, Wilmington, MA 01867
Commercial site with two existing units at a signalized intersection near the Wilmington commuter rail station.
Property Size1,944 SF
Days on Market193
Property Features for 433 Main Street
General Information
Standard status
Active
Size
1,944 SF
Property subtype
Street Retail
Building Details
Building Size
1,944 SF
Year Built
1900
Listing Agency:
MANSARD
(617) 674-2203
Listed By:
Jeremy Cyrier
(617) 674-2203
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 8:47AM
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 MANSARD
Investment Insights
Based on property information with market context.
This 0.34-acre commercial land parcel includes two existing units measuring 744 SF and 1,200 SF. The improvements were formerly used for fast food operations, providing an existing retail-oriented configuration within the site. The property was built in 1900.
Located at the lighted intersection of Routes 38 and 62, the site offers access to the greater Wilmington trade area and sits adjacent to the commuter rail station. The property supports consideration of retail use or redevelopment, subject to applicable approvals.
Located at the lighted intersection of Routes 38 and 62, the site offers access to the greater Wilmington trade area and sits adjacent to the commuter rail station. The property supports consideration of retail use or redevelopment, subject to applicable approvals.
Key Highlights
- 0.34‑acre commercial land parcel
- Two existing units measuring 744 SF and 1,200 SF
- Lighted intersection of Routes 38 and 62
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
$27,941
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
3.51%
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%
$558,820
$558.8K
Cap Rate 7%
$399,157
$399.2K
Cap Rate 9%
$310,456
$310.5K
Market Conditions
NOI Build-Up for 1,944 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
$42.7K $21.96/SF
− Vacancy
−$2.8K −$1.43/SF
EGI
$39.9K $20.53/SF
− OpEx
−$12.0K −$6.16/SF
NOI
$27.9K $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%
$558,820
Cap Rate 7%
$399,157
Cap Rate 9%
$310,456
Alternative Uses
Best Use
Retail
$399.2K
$349.3K – $465.7K
NOI $27,941 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,559 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
23k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 60%
Shops & Services 40%
Dunkin' Donuts
Dining
8,061 visits/mo
0.4 miles
Heavenly Donuts
Dining
5,670 visits/mo
0.4 miles
Bank of America
Shops & Services
5,331 visits/mo
0.1 miles
Jiffy Lube
Shops & Services
1,165 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
833 visits/mo
0.2 miles
Demographics for 01867, MA
25,522
Population
9,895
Households
2.6
Avg Household Size
43
Median Age
65%
College-Educated
96%
High-School Grad
10.0 sq mi
ZIP Area
2,552
Density / Sq Mi
$163,407
Median Household Income
$85,600
Median Earnings
$1,722
Median Rent
$741,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial site with two existing units at a signalized intersection near the Wilmington commuter rail station.
Where is this commercial land located?
The property is located at 433 Main Street Wilmington, MA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 0.34‑acre commercial land parcel; Two existing units measuring 744 SF and 1,200 SF; Lighted intersection of Routes 38 and 62
