Mixed-Use Office/Industrial
New
For Sale
$5,800,000
630 Boston Rd, Billerica, MA 01821
Office and industrial functions are combined within a building constructed in 1977.
Property Size37,941 SF
Days on Market5
Property Features for 630 Boston Rd
General Information
Standard status
Active
Size
37,941 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$1.00
Building Details
Building Size
37,941 SF
Year Built
1977
Listing Agency:
128 CRE
(617) 916-1028
Listed By:
Jeremy Freid · License #9089542-RE-B
(617) 916-1028
Source:
Elliman
Added: Aug 13
Changed: Aug 16
Last Checked: Aug 16 at 6:37AM
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 128 CRE
Investment Insights
Based on property information with market context.
This mixed-use property combines office and industrial space within a building constructed in 1977. The configuration supports both workplace and industrial functions in one commercial asset, with availability for sale or lease.
Located at 630 Boston Rd in Billerica, Massachusetts, the property has a Walk Score of 56 and a Bike Score of 47, indicating somewhat walkable and somewhat bikeable conditions.
Located at 630 Boston Rd in Billerica, Massachusetts, the property has a Walk Score of 56 and a Bike Score of 47, indicating somewhat walkable and somewhat bikeable conditions.
Key Highlights
- Mixed‑use office and industrial building
- Constructed in 1977
- Available for sale or lease
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
$403,575
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
6.96%
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%
$8,071,500
$8.1M
Cap Rate 7%
$5,765,357
$5.8M
Cap Rate 9%
$4,484,167
$4.5M
Market Conditions
NOI Build-Up for 37,941 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
$610.1K $16.08/SF
− Vacancy
−$33.6K −$0.88/SF
EGI
$576.5K $15.20/SF
− OpEx
−$173.0K −$4.56/SF
NOI
$403.6K $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%
$8,071,500
Cap Rate 7%
$5,765,357
Cap Rate 9%
$4,484,167
Alternative Uses
Best Use
Office B
$17.20M
$15.05M – $20.06M
NOI $1,203,883 @ 7.0% cap · market cap 20.76%
Second Best
Mixed Use
$8.94M
$7.83M – $10.43M
NOI $626,027 @ 7.0% cap · market cap 10.79%
Theoretical Best
Office A
$22.46M
$19.65M – $26.20M
NOI $1,572,265 @ 7.0% cap · market cap 27.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
342
Businesses Nearby
Explore this area
Business Placement
Demographics for 01821, MA
30,909
Population
11,666
Households
2.6
Avg Household Size
43
Median Age
42%
College-Educated
95%
High-School Grad
16.6 sq mi
ZIP Area
1,862
Density / Sq Mi
$142,564
Median Household Income
$65,056
Median Earnings
$2,211
Median Rent
$581,300
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 - Office and industrial functions are combined within a building constructed in 1977.
Where is this mixed-use property located?
The property is located at 630 Boston Rd Billerica, MA.
What is the asking price?
The asking price for this property is $5,800,000.
What are key features of this property?
This property features: Mixed‑use office and industrial building; Constructed in 1977; Available for sale or lease
