Three-Unit Mixed-Use
For Sale
$1,224,900
52 Pleasant Street, Woburn, MA 01801
Combines professional office space with two apartments and dedicated on-site parking.
Property Size2,808 SF
Price / SF$436.22
Days on Market93
Property Features for 52 Pleasant Street
General Information
Standard status
Active
Size
2,808 SF
Total Parking Spaces
12
Property subtype
Multi-Family
Zoning
S-I
Net Operating Income
$30,000
Taxes and HOA fees
Annual Taxes
$5,200
Building Details
Building Size
2,808 SF
Year Built
1940
Stories
4
Listing Agency:
Coldwell Banker Realty - Boston
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 30
Changed: Aug 30
Last Checked: Aug 30 at 1:46PM
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 Coldwell Banker Realty - Boston
Investment Insights
Based on property information with market context.
This mixed-use property contains 2,808 square feet and was built in 1940. The office component includes a foyer with half bath, two office rooms, recessed lighting, a sink-equipped room, and a walkout basement suitable for additional storage or workspace. Two residential apartments complete the configuration. Both feature eat-in kitchens with granite countertops, stainless steel appliances, in-unit laundry, full bathrooms, and private decks. One apartment spans two floors with four bedrooms and a living room with fireplace; the other offers one bedroom and a large living room.
Positioned on a corner lot, the property provides parking for 12 vehicles, landscaped grounds, and a stone wall. The setting is across from a library, within the downtown area, near Horn Pond, and on a bus line. S-I zoning is also identified for the property.
Positioned on a corner lot, the property provides parking for 12 vehicles, landscaped grounds, and a stone wall. The setting is across from a library, within the downtown area, near Horn Pond, and on a bus line. S-I zoning is also identified for the property.
Key Highlights
- Three‑unit mixed‑use property with office space and 2 apartments
- 2,808 square feet on a corner lot
- On‑site parking for 12 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
$89,099
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
7.27%
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%
$1,781,980
$1.8M
Cap Rate 7%
$1,272,843
$1.3M
Cap Rate 9%
$989,989
$990.0K
Market Conditions
NOI Build-Up for 2,808 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
$152.3K $54.24/SF
− Vacancy
−$33.5K −$11.93/SF
EGI
$118.8K $42.31/SF
− OpEx
−$29.7K −$10.58/SF
NOI
$89.1K $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%
$1,781,980
Cap Rate 7%
$1,272,843
Cap Rate 9%
$989,989
Alternative Uses
Best Use
Office B
$1.27M
$1.11M – $1.48M
NOI $89,099 @ 7.0% cap · market cap 7.27%
Second Best
Apartment 5plus
$798.1K
$698.4K – $931.2K
NOI $55,870 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,363 @ 7.0% cap · market cap 9.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
957
Businesses Nearby
Explore this area
Business Placement
Demographics for 01801, MA
40,891
Population
16,982
Households
2.4
Avg Household Size
41
Median Age
47%
College-Educated
94%
High-School Grad
12.7 sq mi
ZIP Area
3,220
Density / Sq Mi
$107,754
Median Household Income
$60,637
Median Earnings
$2,190
Median Rent
$641,800
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?
Mixed-use property - Combines professional office space with two apartments and dedicated on-site parking.
Where is this mixed-use property located?
The property is located at 52 Pleasant Street Woburn, MA.
What is the asking price?
The asking price for this property is $1,224,900.
What are key features of this property?
This property features: Three‑unit mixed‑use property with office space and 2 apartments; 2,808 square feet on a corner lot; On‑site parking for 12 vehicles
