Stoughton Warehouse and Industrial
For Sale
$3,500,000
70 Hawes Way Stoughton, Stoughton, MA 02072
Two buildings on 4.53 acres available for sale.
Property Size25,254 SF
Lot Size4.53 Acres
Price / SF$138.59
Days on Market107
Property Features for 70 Hawes Way Stoughton
General Information
Standard status
Active
Size
25,254 SF
Lot size
4.53 Acres
Zoning
1
Lease Type
NNN
Taxes and HOA fees
Annual Taxes
$1.00
Building Details
Building Size
25,254 SF
Year Built
1981
Listing Agency:
128 CRE
(508) 501-1443
Listed By:
Alyson Roslonek · License #9089542-RE-B
(508) 501-1443
Source:
Milestonerealtyinc
Added: May 15
Changed: Aug 25
Last Checked: Aug 28 at 8:11AM
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.
Located at 70 & 70b Hawes Way in Stoughton, Massachusetts, this property includes two buildings situated on a 4.53-acre lot. The buildings, totaling 25,254 square feet, are available for sale or lease and are suitable for warehouse and industrial use.
Key Highlights
- 4. 53 Acre Lot
- Two Buildings on the Property
- Buildings 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
$268,625
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
7.68%
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%
$5,372,500
$5.4M
Cap Rate 7%
$3,837,500
$3.8M
Cap Rate 9%
$2,984,722
$3.0M
Market Conditions
NOI Build-Up for 25,254 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
$406.1K $16.08/SF
− Vacancy
−$22.3K −$0.88/SF
EGI
$383.7K $15.20/SF
− OpEx
−$115.1K −$4.56/SF
NOI
$268.6K $10.64/SF
Area
Norfolk 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%
$5,372,500
Cap Rate 7%
$3,837,500
Cap Rate 9%
$2,984,722
Alternative Uses
Best Use
Warehouse
$4.66M
$4.08M – $5.44M
NOI $326,187 @ 7.0% cap · market cap 9.32%
Second Best
Industrial
$3.84M
$3.36M – $4.48M
NOI $268,625 @ 7.0% cap · market cap 7.68%
Theoretical Best
Office A
$14.95M
$13.08M – $17.44M
NOI $1,046,519 @ 7.0% cap · market cap 29.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
452
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 02072, MA
29,281
Population
11,346
Households
2.6
Avg Household Size
44
Median Age
41%
College-Educated
91%
High-School Grad
16.1 sq mi
ZIP Area
1,819
Density / Sq Mi
$104,164
Median Household Income
$55,250
Median Earnings
$1,993
Median Rent
$496,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- CubeSmart Self Storage — 104 Page St, Stoughton, MA 02072
Frequently Asked Questions
What type of property is this?
Warehouse - Two buildings on 4.53 acres available for sale.
Where is this warehouse located?
The property is located at 70 Hawes Way Stoughton Stoughton, MA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 4. 53 Acre Lot; Two Buildings on the Property; Buildings Available for Sale or Lease
