New Industrial Facility For
For Sale
Contact for pricing
46 Old Ferry Rd, Methuen, MA 01844
State-of-the-art warehouse and distribution space in Methuen, Massachusetts.
Property Size147,840 SF
Lot Size19.30 Acres
Price / SF$236.74
Days on Market102
Property Features for 46 Old Ferry Rd
General Information
Standard status
Active
Size
147,840 SF
Class
A
Lot size
19.30 Acres
Property subtype
Industrial
Zoning
Industrial
Lease Type
NNN
Building Details
Year Built
2025
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
NAI Parsons Commercial Group Boston
(617) 304-2181
Listed By:
Alex Berger · License #MA 9522426
Source:
Crexi
Added: May 21
Changed: Aug 16
Last Checked: Aug 28 at 9:12PM
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 NAI Parsons Commercial Group Boston
Investment Insights
Based on property information with market context.
The industrial facility at 46 Old Ferry Road in Methuen, Massachusetts, is available for purchase. This newly constructed facility is situated on 19.30 acres and provides 147,840 square feet of warehouse and distribution space. The building is suitable for warehouse, manufacturing, research and development, data center, or logistics operations. It features 36-foot clear heights, 21 dock-high doors expandable to 30, and two drive-in doors. The electrical capacity is 4,000 amps, expandable to 7,500 amps, and the column spacing is 50-foot by 50-foot. The property includes 1,500 square feet of built-out office space, ESFR sprinklers, and 150 parking spaces that can be repurposed for trailer or industrial outdoor storage. The location is near Interstates 93 and 495, offering highway visibility and signage opportunities. It is 35 miles from Logan International Airport, 41 miles from Downtown Boston, and 52 miles from Worcester. The facility has a flexible, subdividable layout and is located near Thermo Fisher, Mondelez, and 3M. There are over 41,300 skilled warehouse workers within a 10-mile radius.
Key Highlights
- State‑of‑the‑art industrial facility with 147,840 square feet of warehouse and distribution space.
- Strategic location near Interstates 93 and 495, offering exceptional highway visibility and proximity to major commercial hubs and Logan International Airport.
- Benefit from a high ceiling clearance of 36 feet and a flexible layout suitable for warehouse, manufacturing, R&D, data center, or logistics uses.
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
$1,909,540
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
5.46%
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%
$38,190,800
$38.2M
Cap Rate 7%
$27,279,143
$27.3M
Cap Rate 9%
$21,217,111
$21.2M
Market Conditions
NOI Build-Up for 147,840 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
$2.38M $16.08/SF
− Vacancy
−$130.7K −$0.88/SF
EGI
$2.25M $15.20/SF
− OpEx
−$337.0K −$2.28/SF
NOI
$1.91M $12.92/SF
Area
Essex County, MA
Vacancy
5.50%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
15.00%
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%
$38,190,800
Cap Rate 7%
$27,279,143
Cap Rate 9%
$21,217,111
Alternative Uses
Best Use
Warehouse
$27.28M
$23.87M – $31.83M
NOI $1,909,540 @ 7.0% cap · market cap 5.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$87.52M
$76.58M – $102.11M
NOI $6,126,452 @ 7.0% cap · market cap 17.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 01844, MA
52,970
Population
19,496
Households
2.7
Avg Household Size
42
Median Age
30%
College-Educated
89%
High-School Grad
22.1 sq mi
ZIP Area
2,397
Density / Sq Mi
$103,292
Median Household Income
$52,176
Median Earnings
$1,610
Median Rent
$471,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Self-Storage at U-Haul — 99 Pleasant Valley St, Methuen, MA 01844
- Public Storage — 105 Pleasant Valley St, Methuen, MA 01844
Frequently Asked Questions
What type of property is this?
Warehouse - State-of-the-art warehouse and distribution space in Methuen, Massachusetts.
Where is this warehouse located?
The property is located at 46 Old Ferry Rd Methuen, MA.
What is the asking price?
The asking price for this property is $35,000,000.
What are key features of this property?
This property features: State‑of‑the‑art industrial facility with 147,840 square feet of warehouse and distribution space.; Strategic location near Interstates 93 and 495, offering exceptional highway visibility and proximity to major commercial hubs and Logan International Airport.; Benefit from a high ceiling clearance of 36 feet and a flexible layout suitable for warehouse, manufacturing, R&D, data center, or logistics uses.
