Multi-Unit Flex/Industrial
For Sale
$1,250,000
548 Merrimack Ave, Dracut, MA 01826
Three-unit building zoned B-3 with rear overhead doors, rooftop HVAC, and exterior storage along a highly traveled Route 110 corridor.
Property Size4,500 SF
Price / SF$277.78
Days on Market49
Property Features for 548 Merrimack Ave
General Information
Standard status
Active
Size
4,500 SF
Zoning
B-3
Site & Location
Road Access
Yes
Outdoor Storage
Yes
Additional Details
Heavy Power
Yes
Building Details
Year Built
1984
Listing Agency:
Roy Associates LLC
Listed By:
Robert Roy
(978) 815-6785
Source:
Livianhomesct
Added: Jul 24
Changed: Sep 8
Last Checked: Sep 9 at 8:52PM
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 Roy Associates LLC
Investment Insights
Based on property information with market context.
This three-unit commercial building is zoned B-3 and configured for flexible industrial and trade-style use. Each unit includes rear overhead doors for direct access, along with a front office entry area from the street. The building has three-phase 400-amp electric service, two gas-fired rooftop HVAC units, and an interior wall-mounted gas-fired heater in the trade shop unit. Additional on-site storage is provided by three exterior storage units.
The property is located on Route 110 with 120 feet of road frontage, supporting visibility from a highly traveled roadway. The building also features a large business sign intended for separate exposure across the three spaces.
Please note that current occupants are tenants at will, and buyers (and their agents) should conduct due diligence if their intended use differs from the property’s current use.
The property is located on Route 110 with 120 feet of road frontage, supporting visibility from a highly traveled roadway. The building also features a large business sign intended for separate exposure across the three spaces.
Please note that current occupants are tenants at will, and buyers (and their agents) should conduct due diligence if their intended use differs from the property’s current use.
Key Highlights
- Three‑unit commercial building zoned B‑3 on Route 110 with 120 ft of road frontage
- Each unit has rear overhead doors for direct access
- Two gas‑fired rooftop HVAC units plus one interior wall‑mounted gas‑fired heater in the trade shop unit
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
$47,866
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
3.83%
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%
$957,320
$957.3K
Cap Rate 7%
$683,800
$683.8K
Cap Rate 9%
$531,844
$531.8K
Market Conditions
NOI Build-Up for 4,500 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
$72.4K $16.08/SF
− Vacancy
−$4.0K −$0.88/SF
EGI
$68.4K $15.20/SF
− OpEx
−$20.5K −$4.56/SF
NOI
$47.9K $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%
$957,320
Cap Rate 7%
$683,800
Cap Rate 9%
$531,844
Alternative Uses
Best Use
Industrial
$683.8K
$598.3K – $797.8K
NOI $47,866 @ 7.0% cap · market cap 3.83%
Second Best
Flex RnD
$318.8K
$279.0K – $372.0K
NOI $22,317 @ 7.0% cap · market cap 1.79%
Theoretical Best
Office A
$2.66M
$2.33M – $3.11M
NOI $186,479 @ 7.0% cap · market cap 14.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
85
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01826, MA
32,689
Population
12,480
Households
2.6
Avg Household Size
42
Median Age
35%
College-Educated
91%
High-School Grad
20.8 sq mi
ZIP Area
1,572
Density / Sq Mi
$111,451
Median Household Income
$58,361
Median Earnings
$1,740
Median Rent
$466,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Three-unit building zoned B-3 with rear overhead doors, rooftop HVAC, and exterior storage along a highly traveled Route 110 corridor.
Where is this flex space located?
The property is located at 548 Merrimack Ave Dracut, MA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Three‑unit commercial building zoned B‑3 on Route 110 with 120 ft of road frontage; Each unit has rear overhead doors for direct access; Two gas‑fired rooftop HVAC units plus one interior wall‑mounted gas‑fired heater in the trade shop unit
