Multi-Tenant Retail Strip
For Sale
Contact for pricing
621 Boston Post Road, Sudbury, MA 01776
Fully leased multi-tenant strip center with dining and pet services in a suburban retail frontage corridor.
Property Size5,260 SF
Price / SF$399.24
Days on Market54
Property Features for 621 Boston Post Road
General Information
Standard status
Active
Size
5,260 SF
Property subtype
Retail
Zoning
Business District - BD
Occupancy
100%
Investment Type
Stabilized
Building Details
Year Built
1953
Tenancy
Multi
Listing Agency:
Hunneman
(617) 457-3336
Listed By:
Henry Lieber · License #MA 9516938-RE-S
Source:
Crexi
Added: Jun 16
Changed: Aug 8
Last Checked: Aug 8 at 12:40PM
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 Hunneman
Investment Insights
Based on property information with market context.
Barnstead Shoppes is a 5,260-square-foot, multi-tenant retail strip center offered for sale. The property is fully leased to a mix of established local tenants, including dining and pet services. The center provides a straightforward retail configuration designed for multiple tenants operating side by side within a single neighborhood shopping format.
Located at 621 Boston Post Road (Route 20) in Sudbury, the property benefits from retail frontage along Boston Post Road. The offering describes the area as a supply-constrained suburban community within MetroWest Boston.
For investors and buyers, Barnstead Shoppes presents a turnkey, occupied retail asset with an existing tenant roster that includes dining and pet services. The seller’s materials also note contractual rent increases and upcoming lease rollover, factors that may influence future in-place cash flow and tenancy continuity. Suitable for buyers seeking a small, multi-tenant retail ownership with established operations rather than a ground-up or repositioning concept.
Located at 621 Boston Post Road (Route 20) in Sudbury, the property benefits from retail frontage along Boston Post Road. The offering describes the area as a supply-constrained suburban community within MetroWest Boston.
For investors and buyers, Barnstead Shoppes presents a turnkey, occupied retail asset with an existing tenant roster that includes dining and pet services. The seller’s materials also note contractual rent increases and upcoming lease rollover, factors that may influence future in-place cash flow and tenancy continuity. Suitable for buyers seeking a small, multi-tenant retail ownership with established operations rather than a ground-up or repositioning concept.
Key Highlights
- Fully leased 5,260 SF multi‑tenant retail strip center at 621 Boston Post Road (Route 20) in Sudbury
- Year built 1953
- Tenant roster includes dining and pet services
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
$75,601
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
3.60%
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%
$1,512,020
$1.5M
Cap Rate 7%
$1,080,014
$1.1M
Cap Rate 9%
$840,011
$840.0K
Market Conditions
NOI Build-Up for 5,260 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
$115.5K $21.96/SF
− Vacancy
−$7.5K −$1.43/SF
EGI
$108.0K $20.53/SF
− OpEx
−$32.4K −$6.16/SF
NOI
$75.6K $14.37/SF
Area
Middlesex County, MA
Vacancy
6.50%
Lease Rate
$21.96 /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%
$1,512,020
Cap Rate 7%
$1,080,014
Cap Rate 9%
$840,011
Alternative Uses
Best Use
Retail
$1.08M
$945.0K – $1.26M
NOI $75,601 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.11M
$2.72M – $3.63M
NOI $217,973 @ 7.0% cap · market cap 10.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
328
Businesses Nearby
67k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 80%
Dining 12%
Shops & Services 6%
Beauty & Spa 1%
Whole Foods Market
Groceries
31,824 visits/mo
0.3 miles
Shaw's Supermarket
Groceries
21,357 visits/mo
0.5 miles
Starbucks
Dining
8,046 visits/mo
0.4 miles
Santander Bank
Shops & Services
1,993 visits/mo
0.4 miles
Learning Express
Shops & Services
968 visits/mo
0.4 miles
Demographics for 01776, MA
18,934
Population
6,446
Households
2.9
Avg Household Size
43
Median Age
84%
College-Educated
98%
High-School Grad
24.4 sq mi
ZIP Area
776
Density / Sq Mi
$234,634
Median Household Income
$119,249
Median Earnings
$1,427
Median Rent
$939,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Fully leased multi-tenant strip center with dining and pet services in a suburban retail frontage corridor.
Where is this strip mall located?
The property is located at 621 Boston Post Road Sudbury, MA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Fully leased 5,260 SF multi‑tenant retail strip center at 621 Boston Post Road (Route 20) in Sudbury; Year built 1953; Tenant roster includes dining and pet services
