For Sale
$1,399,000
6-78 Airport Blvd, Marlborough, MA
Flex space
Property Size6,000 SF
Price / SF$233.17
Days on Market350
Property Features for 6-78 Airport Blvd
General Information
Standard status
Active
Size
6,000 SF
Additional Details
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$7,613
Listing Agency:
Berkshire Realty Group, LLC
(508) 357-2298
Listed By:
James Vazza
(508) 229-1824
Source:
Exprealty
Added: Oct 2, 2025
Changed: Sep 5
Last Checked: Sep 15 at 12:37PM
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 Berkshire Realty Group, LLC
Investment Insights
Based on property information with market context.
Key Highlights
- New 6,000 SF light industrial building with a drive‑in door on Lot 6 (red building on the left side of the road)
- 20‑lot commercial light industrial building development on a 30,000 SF lot at the end of the new Airport Industrial Park
- Zoned for light industrial, business, and other commercial uses, including light manufacturing, distribution, office, and contractor use
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
$63,822
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
4.56%
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%
$1,276,440
$1.3M
Cap Rate 7%
$911,743
$911.7K
Cap Rate 9%
$709,133
$709.1K
Market Conditions
NOI Build-Up for 6,000 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
$96.5K $16.08/SF
− Vacancy
−$5.3K −$0.88/SF
EGI
$91.2K $15.20/SF
− OpEx
−$27.4K −$4.56/SF
NOI
$63.8K $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%
$1,276,440
Cap Rate 7%
$911,743
Cap Rate 9%
$709,133
Alternative Uses
Best Use
Industrial
$911.7K
$797.8K – $1.06M
NOI $63,822 @ 7.0% cap · market cap 4.56%
Second Best
Flex RnD
$425.1K
$371.9K – $495.9K
NOI $29,755 @ 7.0% cap · market cap 2.13%
Theoretical Best
Office A
$3.55M
$3.11M – $4.14M
NOI $248,638 @ 7.0% cap · market cap 17.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,298
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Thairiffic — 128 Main St, Marlborough, MA 01752
Frequently Asked Questions
Where is this flex space located?
The property is located at 6-78 Airport Blvd Marlborough, MA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: New 6,000 SF light industrial building with a drive‑in door on Lot 6 (red building on the left side of the road); 20‑lot commercial light industrial building development on a 30,000 SF lot at the end of the new Airport Industrial Park; Zoned for light industrial, business, and other commercial uses, including light manufacturing, distribution, office, and contractor use
