Mixed-Use Property with Music
For Sale
$649,000
625 Bedford St, East Bridgewater, MA 02333
Versatile mixed-use site includes a building used as a music studio and a rented rooming house setup.
Property Size2,654 SF
Price / SF$244.54
Days on Market88
Property Features for 625 Bedford St
General Information
Standard status
Active
Size
2,654 SF
Total Parking Spaces
15
Property subtype
Multi-Family
Zoning
100
Net Operating Income
$55,620
Taxes and HOA fees
Annual Taxes
$7,400
Building Details
Building Size
2,654 SF
Year Built
1900
Stories
3
Listing Agency:
Herion Karbunara
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 10
Changed: Sep 4
Last Checked: Sep 5 at 4:48AM
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 Herion Karbunara
Investment Insights
Based on property information with market context.
A versatile mixed-use property on a 0.58-acre lot includes a 624-square-foot building currently used as a music studio. The property also includes a 6-bedroom, 2.5-bath house operating as a rented rooming house for additional income.
Located right on Route 18, the site offers significant exposure and signage opportunities, supported by a reported traffic count of over 20,000 cars per day. The property offers plenty of parking and includes vinyl siding and a new septic system installed in 2023.
Offered for sale, this configuration can support owner-occupancy with income from the rooming house component, or a purely investment-focused approach based on the existing uses.
Located right on Route 18, the site offers significant exposure and signage opportunities, supported by a reported traffic count of over 20,000 cars per day. The property offers plenty of parking and includes vinyl siding and a new septic system installed in 2023.
Offered for sale, this configuration can support owner-occupancy with income from the rooming house component, or a purely investment-focused approach based on the existing uses.
Key Highlights
- Mixed‑use property on a 0.58‑acre lot on Route 18 with over 20,000 cars per day and high‑traffic visibility.
- Includes a 624 SF building currently used as a music studio.
- Also includes a 6‑bed, 2.5‑bath house rented as a rooming house for additional income.
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
$55,511
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
8.55%
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%
$1,110,220
$1.1M
Cap Rate 7%
$793,014
$793.0K
Cap Rate 9%
$616,789
$616.8K
Market Conditions
NOI Build-Up for 2,654 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
$89.2K $33.60/SF
− Vacancy
−$15.2K −$5.71/SF
EGI
$74.0K $27.89/SF
− OpEx
−$18.5K −$6.97/SF
NOI
$55.5K $20.92/SF
Area
Plymouth County, MA
Vacancy
17.00%
Lease Rate
$33.60 /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%
$1,110,220
Cap Rate 7%
$793,014
Cap Rate 9%
$616,789
Alternative Uses
Best Use
Office B
$793.0K
$693.9K – $925.2K
NOI $55,511 @ 7.0% cap · market cap 8.55%
Second Best
Mixed Use
$366.3K
$320.5K – $427.3K
NOI $25,638 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,981 @ 7.0% cap · market cap 16.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Explore this area
Business Placement
Demographics for 02333, MA
14,382
Population
5,165
Households
2.8
Avg Household Size
43
Median Age
34%
College-Educated
96%
High-School Grad
17.2 sq mi
ZIP Area
836
Density / Sq Mi
$128,679
Median Household Income
$53,850
Median Earnings
$1,566
Median Rent
$474,000
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 - Versatile mixed-use site includes a building used as a music studio and a rented rooming house setup.
Where is this mixed-use property located?
The property is located at 625 Bedford St East Bridgewater, MA.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Mixed‑use property on a 0.58‑acre lot on Route 18 with over 20,000 cars per day and high‑traffic visibility.; Includes a 624 SF building currently used as a music studio.; Also includes a 6‑bed, 2.5‑bath house rented as a rooming house for additional income.
