Mixed-Use Building with
For Sale
$1,199,900
Pending
75 Lincoln St, Marlborough, MA 01752
Mixed-use property with office and shop space plus two first-floor apartments, all air-conditioned and heated.
Property Size4,000 SF
Days on Market149
Property Features for 75 Lincoln St
General Information
Standard status
Pending
Size
4,000 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$3,950
Building Details
Building Size
4,000 SF
Year Built
1950
Stories
2
Units
1
Listed By:
Lilian Regia Davis · License #456014273
(508) 361-3141
Source:
Elliman
Added: Apr 11
Changed: Sep 3
Last Checked: Sep 5 at 12:26PM
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 Lilian Regia Davis
Investment Insights
Based on property information with market context.
This multi-purpose mixed-use building includes office space, a shop area, bathrooms, a garage, and storage on the first floor. The first floor also contains two apartments. The upstairs apartments have rental-income potential, and the building was previously used for a high-end upholstery shop before being left largely vacant, aside from some shelving. The property is sold as is and any new business requires City of Marlborough approval by the City Council.
The commercial area and the apartments are both air-conditioned and heated. The building includes multiple functional components designed for both commercial and residential use under a non-conforming use.
Prospective buyers should review the current configuration and any business approval requirements with the City of Marlborough prior to planning future occupancy or tenant improvements.
The commercial area and the apartments are both air-conditioned and heated. The building includes multiple functional components designed for both commercial and residential use under a non-conforming use.
Prospective buyers should review the current configuration and any business approval requirements with the City of Marlborough prior to planning future occupancy or tenant improvements.
Key Highlights
- Mixed‑use building with office and shop space plus two first‑floor apartments
- All commercial and apartment areas are air‑conditioned and heated
- First‑floor includes offices, shop, bathrooms, garage, and storage
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
$57,491
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
4.79%
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%
$1,149,820
$1.1M
Cap Rate 7%
$821,300
$821.3K
Cap Rate 9%
$638,789
$638.8K
Market Conditions
NOI Build-Up for 4,000 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
$87.8K $21.96/SF
− Vacancy
−$5.7K −$1.43/SF
EGI
$82.1K $20.53/SF
− OpEx
−$24.6K −$6.16/SF
NOI
$57.5K $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%
$1,149,820
Cap Rate 7%
$821,300
Cap Rate 9%
$638,789
Alternative Uses
Best Use
Office B
$1.81M
$1.59M – $2.12M
NOI $126,922 @ 7.0% cap · market cap 10.58%
Second Best
Retail
$821.3K
$718.6K – $958.2K
NOI $57,491 @ 7.0% cap · market cap 4.79%
Theoretical Best
Office A
$2.37M
$2.07M – $2.76M
NOI $165,759 @ 7.0% cap · market cap 13.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,328
Businesses Nearby
Explore this area
Business Placement
Demographics for 01752, MA
41,793
Population
17,370
Households
2.4
Avg Household Size
40
Median Age
41%
College-Educated
89%
High-School Grad
20.9 sq mi
ZIP Area
2,000
Density / Sq Mi
$95,047
Median Household Income
$49,012
Median Earnings
$1,721
Median Rent
$485,400
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?
Office units - Mixed-use property with office and shop space plus two first-floor apartments, all air-conditioned and heated.
Where is this office units located?
The property is located at 75 Lincoln St Marlborough, MA.
What is the asking price?
The asking price for this property is $1,199,900.
What are key features of this property?
This property features: Mixed‑use building with office and shop space plus two first‑floor apartments; All commercial and apartment areas are air‑conditioned and heated; First‑floor includes offices, shop, bathrooms, garage, and storage
