Second-Floor Office
New
For Sale
Contact for pricing
475 School St, Marshfield, MA 02050
Professional condominium workspace with private offices, reception, conference space, and an exclusive restroom.
Property Size684 SF
Price / SF$241.23
Days on Market4
Property Features for 475 School St
General Information
Standard status
Active
Size
684 SF
Property subtype
OFFICE
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Floor
2
Office Units
1
Listing Agency:
Ellis Realty Advisors
(781) 919-0800
Listed By:
Kerrick Pierce · License #9571567
Source:
Moodyscre
Added: Aug 18
Changed: Aug 20
Last Checked: Aug 20 at 9:16AM
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 Ellis Realty Advisors
Investment Insights
Based on property information with market context.
This second-floor office condominium contains 684 SF arranged with several private offices, a bullpen area, reception space, a conference room, and an exclusive restroom. The complex received a new roof in 2024 and provides on-site parking. An adjacent unit of 684 SF may offer an opportunity to expand the footprint.
The property is located in Alden Park near retail and local amenities, with access to Route 139 and Route 3. Its professional layout supports a range of small-business office operations, including the uses identified for therapists, attorneys, counselors, and accountants. The condominium format provides an ownership option within an established office complex.
The property is located in Alden Park near retail and local amenities, with access to Route 139 and Route 3. Its professional layout supports a range of small-business office operations, including the uses identified for therapists, attorneys, counselors, and accountants. The condominium format provides an ownership option within an established office complex.
Key Highlights
- 684 SF second‑floor office condominium
- Private offices, bullpen area, reception, and conference room
- Exclusive restroom included
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
$14,307
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
8.67%
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%
$286,140
$286.1K
Cap Rate 7%
$204,386
$204.4K
Cap Rate 9%
$158,967
$159.0K
Market Conditions
NOI Build-Up for 684 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
$23.0K $33.60/SF
− Vacancy
−$3.9K −$5.71/SF
EGI
$19.1K $27.89/SF
− OpEx
−$4.8K −$6.97/SF
NOI
$14.3K $20.92/SF
Area
Plymouth County, MA
Vacancy
17.00%
Lease Rate
$33.60 /SF/Yr
Expense Ratio
25.00%
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%
$286,140
Cap Rate 7%
$204,386
Cap Rate 9%
$158,967
Alternative Uses
Best Use
Office B
$204.4K
$178.8K – $238.5K
NOI $14,307 @ 7.0% cap · market cap 8.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$404.9K
$354.3K – $472.4K
NOI $28,345 @ 7.0% cap · market cap 17.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
654
Businesses Nearby
Explore this area
Business Placement
Demographics for 02050, MA
25,956
Population
11,697
Households
2.2
Avg Household Size
48
Median Age
53%
College-Educated
97%
High-School Grad
28.8 sq mi
ZIP Area
901
Density / Sq Mi
$125,436
Median Household Income
$63,529
Median Earnings
$1,620
Median Rent
$622,600
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?
Office units - Professional condominium workspace with private offices, reception, conference space, and an exclusive restroom.
Where is this office units located?
The property is located at 475 School St Marshfield, MA.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: 684 SF second‑floor office condominium; Private offices, bullpen area, reception, and conference room; Exclusive restroom included
