Freestanding Industrial
For Sale
$4,950,000
47 October Hill Rd, Holliston, MA 01746
Freestanding industrial warehouse available for sale.
Property Size31,872 SF
Days on Market67
Property Features for 47 October Hill Rd
General Information
Standard status
Active
Size
31,872 SF
Property subtype
Commercial
Building Details
Building Size
31,872 SF
Year Built
2008
Listing Agency:
Greater Boston Commercial Properties, Inc.
Listed By:
Bret O'Brien · License #8994
(508) 925-7477
Source:
Classifiedrealtygroup
Added: Jul 1
Changed: Sep 4
Last Checked: Sep 5 at 4:46AM
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 Greater Boston Commercial Properties, Inc.
Investment Insights
Based on property information with market context.
This freestanding industrial warehouse is available for sale. The offering includes a warehouse building with an industrial configuration suited to light distribution or storage uses.
The property is located at 47 October Hill Rd in Holliston, Massachusetts. It is presented as a standalone industrial building.
Additional details on interior improvements, layout specifics, and condition are not provided in the available information.
The property is located at 47 October Hill Rd in Holliston, Massachusetts. It is presented as a standalone industrial building.
Additional details on interior improvements, layout specifics, and condition are not provided in the available information.
Key Highlights
- Freestanding industrial warehouse/building for sale
- Built in 2008
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
$411,667
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
8.32%
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%
$8,233,340
$8.2M
Cap Rate 7%
$5,880,957
$5.9M
Cap Rate 9%
$4,574,078
$4.6M
Market Conditions
NOI Build-Up for 31,872 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
$512.5K $16.08/SF
− Vacancy
−$28.2K −$0.88/SF
EGI
$484.3K $15.20/SF
− OpEx
−$72.6K −$2.28/SF
NOI
$411.7K $12.92/SF
Area
Middlesex 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%
$8,233,340
Cap Rate 7%
$5,880,957
Cap Rate 9%
$4,574,078
Alternative Uses
Best Use
Warehouse
$5.88M
$5.15M – $6.86M
NOI $411,667 @ 7.0% cap · market cap 8.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$18.87M
$16.51M – $22.01M
NOI $1,320,768 @ 7.0% cap · market cap 26.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
148
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01746, MA
14,996
Population
5,774
Households
2.6
Avg Household Size
43
Median Age
66%
College-Educated
96%
High-School Grad
18.7 sq mi
ZIP Area
802
Density / Sq Mi
$154,684
Median Household Income
$75,457
Median Earnings
$1,651
Median Rent
$620,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Freestanding industrial warehouse available for sale.
Where is this warehouse located?
The property is located at 47 October Hill Rd Holliston, MA.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: Freestanding industrial warehouse/building for sale; Built in 2008
