Flex Space with Drive-In
For Sale
$1,399,000
78 Airport Blvd. Unit 6, Marlborough, MA 01752
New light industrial space supports manufacturing, distribution, office, and contractor operations.
Property Size6,000 SF
Lot Size0.69 Acres
Price / SF$233.17
Days on Market30
Property Features for 78 Airport Blvd. Unit 6
General Information
Standard status
Active
Size
6,000 SF
Lot size
0.69 Acres
Additional Details
Drive-In Doors
1
Building Details
Year Built
2023
Buildings
1
Building Size
6,000 SF
Listing Agency:
Berkshire Realty Group, LLC
(508) 229-1824
Listed By:
James Vazza
Source:
Lyvrealty
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 29 at 12:29PM
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 Berkshire Realty Group, LLC
Investment Insights
Based on property information with market context.
Completed in 2023, this light industrial flex property includes 6,000 square feet of building area and a drive-in door. The structure occupies a 30,000-square-foot lot within Airport Industrial Park and is identified as Unit 6.
The property is part of a 20-lot commercial development near Route 20 and Farm Road, close to the Framingham and Sudbury line in Marlborough. Supported uses include light manufacturing, distribution, office functions, and contractor operations, offering a practical configuration for businesses needing a combination of workspace and commercial functionality.
The property is part of a 20-lot commercial development near Route 20 and Farm Road, close to the Framingham and Sudbury line in Marlborough. Supported uses include light manufacturing, distribution, office functions, and contractor operations, offering a practical configuration for businesses needing a combination of workspace and commercial functionality.
Key Highlights
- 6,000 sq.ft. light industrial building completed in 2023
- 30,000 sq.ft. lot within Airport Industrial Park
- Drive‑in door for convenient loading and access
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
$77,498
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
5.54%
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%
$1,549,960
$1.5M
Cap Rate 7%
$1,107,114
$1.1M
Cap Rate 9%
$861,089
$861.1K
Market Conditions
NOI Build-Up for 6,000 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
$96.5K $16.08/SF
− Vacancy
−$5.3K −$0.88/SF
EGI
$91.2K $15.20/SF
− OpEx
−$13.7K −$2.28/SF
NOI
$77.5K $12.92/SF
Area
Middlesex County, MA
Vacancy
5.50%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
15.00%
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%
$1,549,960
Cap Rate 7%
$1,107,114
Cap Rate 9%
$861,089
Alternative Uses
Best Use
Warehouse
$1.11M
$968.7K – $1.29M
NOI $77,498 @ 7.0% cap · market cap 5.54%
Second Best
Industrial
$911.7K
$797.8K – $1.06M
NOI $63,822 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$3.55M
$3.11M – $4.14M
NOI $248,638 @ 7.0% cap · market cap 17.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,333
Businesses Nearby
Under-served
Demand for This Use
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 Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Thairiffic — 128 Main St, Marlborough, MA 01752
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Frequently Asked Questions
What type of property is this?
Flex space - New light industrial space supports manufacturing, distribution, office, and contractor operations.
Where is this flex space located?
The property is located at 78 Airport Blvd. Unit 6 Marlborough, MA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 6,000 sq.ft. light industrial building completed in 2023; 30,000 sq.ft. lot within Airport Industrial Park; Drive‑in door for convenient loading and access
