Retail Space with Natural
For Sale
$465,000
Pending
476 Worcester Street, Southbridge, MA 01550
Commercial Sale, Southbridge, MA
Property Size2,144 SF
Lot Size0.50 Acres
Days on Market167
Property Features for 476 Worcester Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
office res
Zoning description
Legal Conforming
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Directions
From Rt. 20 to Rt. 169 to Southbridge
Standard status
Pending
APN
3976598
Size
2,144 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
3603
Building Details
Year built
2006
Listing Agency:
RE/MAX Prof Associates · RE/MAX International
Listed By:
Lorraine Herbert
(508) 347-9595
Added: Apr 4
Changed: Sep 17
Last Checked: Sep 17 at 1:06PM
MLS# 73495965
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This retail property offers 2,144 square feet of newly finished interior space arranged around a broad, open room with abundant natural light. The layout includes two bathrooms and a separate room with a set tub, supporting a range of office or retail configurations. Two entry doors and one garage door provide practical access, while the lower level features a finished ceiling and clean concrete floor.
Located on Rt. 169 in Southbridge, the property records traffic of 5,100 VPD. The 0.5-acre site is zoned office res, with stated allowances that include office and retail uses, incidental outdoor storage, contractor-related distribution, and several building-trade and supply businesses. Built in 2006, the property combines a recently completed interior with flexible commercial utility.
Located on Rt. 169 in Southbridge, the property records traffic of 5,100 VPD. The 0.5-acre site is zoned office res, with stated allowances that include office and retail uses, incidental outdoor storage, contractor-related distribution, and several building-trade and supply businesses. Built in 2006, the property combines a recently completed interior with flexible commercial utility.
Key Highlights
- 2,144 SF open commercial interior with abundant natural light
- Newly finished interior with quality components
- Two bathrooms plus a separate room with set tub
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
$39,074
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
8.40%
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%
$781,480
$781.5K
Cap Rate 7%
$558,200
$558.2K
Cap Rate 9%
$434,156
$434.2K
Market Conditions
NOI Build-Up for 2,144 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
$64.3K $30.00/SF
− Vacancy
−$12.2K −$5.70/SF
EGI
$52.1K $24.30/SF
− OpEx
−$13.0K −$6.08/SF
NOI
$39.1K $18.23/SF
Area
Worcester County, MA
Vacancy
19.00%
Lease Rate
$30.00 /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%
$781,480
Cap Rate 7%
$558,200
Cap Rate 9%
$434,156
Alternative Uses
Best Use
Office B
$558.2K
$488.4K – $651.2K
NOI $39,074 @ 7.0% cap · market cap 8.40%
Second Best
Retail
$452.9K
$396.3K – $528.4K
NOI $31,704 @ 7.0% cap · market cap 6.82%
Theoretical Best
Office A
$732.1K
$640.6K – $854.2K
NOI $51,250 @ 7.0% cap · market cap 11.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5,100 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Explore this area
Business Placement
Demographics for 01550, MA
17,740
Population
7,644
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
82%
High-School Grad
20.2 sq mi
ZIP Area
878
Density / Sq Mi
$59,397
Median Household Income
$41,365
Median Earnings
$1,157
Median Rent
$267,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Newly finished commercial space suited to office or retail use, with two bathrooms and a separate utility room.
Where is this retail space located?
The property is located at 476 Worcester Street Southbridge, MA.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: 2,144 SF open commercial interior with abundant natural light; Newly finished interior with quality components; Two bathrooms plus a separate room with set tub
