Versatile Commercial Property in
For Sale
$8,995,000
52-56 Dudley St, Arlington, MA 02476
Rare opportunity: mixed-use property with industrial zoning and multiple structures.
Property Size12,905 SF
Lot Size1.05 Acres
Days on Market266
Property Features for 52-56 Dudley St
General Information
Standard status
Active
Size
12,905 SF
Lot size
1.05 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$30,541
Building Details
Building Size
12,905 SF
Year Built
1965
Listing Agency:
Gibson Sotheby's International Realty
(617) 968-1431
Listed By:
Michael Pallotta
(617) 968-1431
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 10
Last Checked: Aug 20 at 11:29AM
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 Gibson Sotheby's International Realty
Investment Insights
Based on property information with market context.
This property is a commercial site located in Arlington, Massachusetts, featuring multiple structures and offering a range of uses. Situated on over an acre of industrial-zoned land, the site includes two separate two-family residential homes. A 3,750-square-foot, three-bay garage is suitable for automotive repair. The property also features a renovated three-level office building with approximately 3,000 square feet of space, along with a retail showroom and warehouse totaling more than 2,000 square feet. A large parking lot accommodates over 50 vehicles. There is also a dedicated propane sales area with a functioning filling station. The property presents an opportunity for businesses seeking flexibility and long-term potential.
Key Highlights
- Expansive site on over an acre of industrial‑zoned land.
- Multiple structures offering a wide range of uses (residential, commercial, industrial, retail).
- Large parking lot accommodating over 50 vehicles.
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
$409,481
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
4.55%
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%
$8,189,620
$8.2M
Cap Rate 7%
$5,849,729
$5.8M
Cap Rate 9%
$4,549,789
$4.5M
Market Conditions
NOI Build-Up for 12,905 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
$700.0K $54.24/SF
− Vacancy
−$154.0K −$11.93/SF
EGI
$546.0K $42.31/SF
− OpEx
−$136.5K −$10.58/SF
NOI
$409.5K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /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%
$8,189,620
Cap Rate 7%
$5,849,729
Cap Rate 9%
$4,549,789
Alternative Uses
Best Use
Office B
$5.85M
$5.12M – $6.82M
NOI $409,481 @ 7.0% cap · market cap 4.55%
Second Best
Retail
$2.65M
$2.32M – $3.09M
NOI $185,481 @ 7.0% cap · market cap 2.06%
Theoretical Best
Office A
$7.64M
$6.68M – $8.91M
NOI $534,780 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,026
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02476, MA
17,757
Population
8,058
Households
2.2
Avg Household Size
44
Median Age
75%
College-Educated
96%
High-School Grad
2.1 sq mi
ZIP Area
8,456
Density / Sq Mi
$145,150
Median Household Income
$91,600
Median Earnings
$1,823
Median Rent
$882,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Wendy Buglio Consulting — 1152 Massachusetts Ave, Arlington, MA 02476
- Arlington Self Storage — 12 Brattle Ct, Arlington, MA 02476
Frequently Asked Questions
What type of property is this?
Warehouse - Rare opportunity: mixed-use property with industrial zoning and multiple structures.
Where is this warehouse located?
The property is located at 52-56 Dudley St Arlington, MA.
What is the asking price?
The asking price for this property is $8,995,000.
What are key features of this property?
This property features: Expansive site on over an acre of industrial‑zoned land.; Multiple structures offering a wide range of uses (residential, commercial, industrial, retail).; Large parking lot accommodating over 50 vehicles.
