Mixed-Use Retail/Office
For Sale
Contact for pricing
434 Littleton Rd, Westford, MA 01886
The property combines retail and office space on a commercial parcel.
Property Size8,281 SF
Lot Size1.86 Acres
Price / SF$235.48
Days on Market13
Property Features for 434 Littleton Rd
General Information
Standard status
Active
Size
8,281 SF
Lot size
1.86 Acres
Property subtype
Retail, Office
Listing Agency:
The Stubblebine Company
Listed By:
Chris Michniewicz · License #MA
Source:
Crexi
Added: Aug 29
Changed: Sep 9
Last Checked: Sep 9 at 4:02PM
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 The Stubblebine Company
Investment Insights
Based on property information with market context.
This mixed-use property contains 8,281 SF configured for retail and office functions. The improvements occupy 1.86 AC at 434 Littleton Rd in Westford, Massachusetts.
Key Highlights
- 8,281 SF of retail and office space
- 1.86 AC commercial parcel
- Located at 434 Littleton Rd, Westford, MA
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
$136,637
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
7.01%
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%
$2,732,740
$2.7M
Cap Rate 7%
$1,951,957
$2.0M
Cap Rate 9%
$1,518,189
$1.5M
Market Conditions
NOI Build-Up for 8,281 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
$248.4K $30.00/SF
− Vacancy
−$29.8K −$3.60/SF
EGI
$218.6K $26.40/SF
− OpEx
−$82.0K −$9.90/SF
NOI
$136.6K $16.50/SF
Area
Middlesex County, MA
Vacancy
12.00%
Lease Rate
$30.00 /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%
$2,732,740
Cap Rate 7%
$1,951,957
Cap Rate 9%
$1,518,189
Alternative Uses
Best Use
Mixed Use
$1.95M
$1.71M – $2.28M
NOI $136,637 @ 7.0% cap · market cap 7.01%
Second Best
Retail
$1.70M
$1.49M – $1.98M
NOI $119,021 @ 7.0% cap · market cap 6.10%
Theoretical Best
Office A
$4.90M
$4.29M – $5.72M
NOI $343,163 @ 7.0% cap · market cap 17.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
461
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Acton Toyota Of Littleton
Shops & Services
5,301 visits/mo
0.5 miles
Bank of America
Shops & Services
2,182 visits/mo
0.5 miles
Sullivan Tire
Shops & Services
757 visits/mo
0.1 miles
Demographics for 01886, MA
24,618
Population
9,181
Households
2.7
Avg Household Size
43
Median Age
73%
College-Educated
98%
High-School Grad
30.2 sq mi
ZIP Area
815
Density / Sq Mi
$181,523
Median Household Income
$85,401
Median Earnings
$2,068
Median Rent
$689,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The property combines retail and office space on a commercial parcel.
Where is this mixed-use property located?
The property is located at 434 Littleton Rd Westford, MA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 8,281 SF of retail and office space; 1.86 AC commercial parcel; Located at 434 Littleton Rd, Westford, MA
