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50 Powder Mill Rd, Sudbury, MA 01776
Commercial flex property with PM (Powder Mill) zoning in Sudbury, Massachusetts.
Property Size7,200 SF
Lot Size0.83 Acres
Price / SF$347.22
Days on Market159
Property Features for 50 Powder Mill Rd
General Information
Standard status
Active
Size
7,200 SF
Total Parking Spaces
50
Lot size
0.83 Acres
Property subtype
Industrial
Zoning
PM (Powder Mill)
Building Details
Building Size
7,200 SF
Listing Agency:
The Stubblebine Company
Listed By:
Chris Michniewicz · License #MA
Source:
Crexi
Added: Mar 28
Changed: Aug 31
Last Checked: Aug 31 at 3:27AM
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.
The property includes a 7,200-square-foot flex building situated on 0.83 acres. Its PM (Powder Mill) zoning designation is identified for the site, supporting its classification as flex-oriented commercial real estate.
Located at 50 Powder Mill Road in Sudbury, Massachusetts, the property is offered for sale as a single commercial asset.
Located at 50 Powder Mill Road in Sudbury, Massachusetts, the property is offered for sale as a single commercial asset.
Key Highlights
- 7,200 SF flex building
- 0.83 AC parcel
- PM (Powder Mill) zoning
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
$76,586
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
3.06%
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%
$1,531,720
$1.5M
Cap Rate 7%
$1,094,086
$1.1M
Cap Rate 9%
$850,956
$851.0K
Market Conditions
NOI Build-Up for 7,200 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
$115.8K $16.08/SF
− Vacancy
−$6.4K −$0.88/SF
EGI
$109.4K $15.20/SF
− OpEx
−$32.8K −$4.56/SF
NOI
$76.6K $10.64/SF
Area
Middlesex County, MA
Vacancy
5.50%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
30.00%
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%
$1,531,720
Cap Rate 7%
$1,094,086
Cap Rate 9%
$850,956
Alternative Uses
Best Use
Industrial
$1.09M
$957.3K – $1.28M
NOI $76,586 @ 7.0% cap · market cap 3.06%
Second Best
Flex RnD
$510.1K
$446.3K – $595.1K
NOI $35,707 @ 7.0% cap · market cap 1.43%
Theoretical Best
Office A
$4.26M
$3.73M – $4.97M
NOI $298,366 @ 7.0% cap · market cap 11.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 01776, MA
18,934
Population
6,446
Households
2.9
Avg Household Size
43
Median Age
84%
College-Educated
98%
High-School Grad
24.4 sq mi
ZIP Area
776
Density / Sq Mi
$234,634
Median Household Income
$119,249
Median Earnings
$1,427
Median Rent
$939,400
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?
Flex space - Commercial flex property with PM (Powder Mill) zoning in Sudbury, Massachusetts.
Where is this flex space located?
The property is located at 50 Powder Mill Rd Sudbury, MA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 7,200 SF flex building; 0.83 AC parcel; PM (Powder Mill) zoning
