Building Details

Buildings 1

Building Size 34,809 SF

Listing Agency: NAI | Parsons Commercial Group - Boston Show Phone

Listed By: Jake Parsons · License #9072963 Show Phone

Source: Moodyscre

Added: Sep 3, 2025 Changed: Sep 6 Last Checked: Sep 15 at 11:19AM

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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 NAI | Parsons Commercial Group - Boston

Investment Insights

Based on property information with market context.

The property at 530 Boston Post Road is a vacant flex warehouse building totaling about 34,809 square feet on 3.7 acres. The site includes approximately 175 parking spaces, supporting a range of industrial and flex-oriented uses.

Located right off Route 20 in Wayland, Massachusetts, the property is positioned for convenient regional access, with the Mass Pike and I-95 both less than 15 minutes away.

This is being offered for sale on a vacant basis, presenting an owner-user opportunity to tailor the space to an end use.

Key Highlights

• Vacant 34,809 SF flex building on 3.7 acres
• Approximately 175 parking spaces
• Located right off Route 20 in Wayland, MA

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

$370,261

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

6.73%

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%

$7,405,220 $7.4M

Cap Rate 7%

$5,289,443 $5.3M

Cap Rate 9%

$4,114,011 $4.1M

Market Conditions

NOI Build-Up for 34,809 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

$559.7K $16.08/SF

− Vacancy

−$30.8K −$0.88/SF

EGI

$528.9K $15.20/SF

− OpEx

−$158.7K −$4.56/SF

NOI

$370.3K $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%

$7,405,220

Cap Rate 7%

$5,289,443

Cap Rate 9%

$4,114,011

Alternative Uses

Best Use

Industrial

$5.29M

$4.63M – $6.17M (±1% cap)

NOI $370,261 @ 7.0% cap · market cap 6.73%

Second Best

Flex RnD

$2.47M

$2.16M – $2.88M (±1% cap)

NOI $172,626 @ 7.0% cap · market cap 3.14%

Theoretical Best

Office A

$20.61M

$18.03M – $24.04M (±1% cap)

NOI $1,442,476 @ 7.0% cap · market cap 26.23%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Candela Medical Industrial Manufacturer

Suggested Use

Top Pick Building Supply Restaurant Nail Salon Garden Center Plumbing Service Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

203

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 01778, MA

14,132

Population

5,136

Households

2.8

Avg Household Size

45

Median Age

78%

College-Educated

98%

High-School Grad

15.0 sq mi

ZIP Area

942

Density / Sq Mi

$219,531

Median Household Income

$106,935

Median Earnings

$1,403

Median Rent

$935,700

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Vacant flex building on 3.7 acres with approximately 175 parking spaces, right off Route 20.

Where is this flex space located?

The property is located at 530 Boston Post Rd Wayland, MA.

What is the asking price?

The asking price for this property is $5,500,000.

What are key features of this property?

This property features: Vacant 34,809 SF flex building on 3.7 acres; Approximately 175 parking spaces; Located right off Route 20 in Wayland, MA