Mixed-Use Corner Building
For Sale
$2,950,000
8-10 Concord Road & 356 Boston Post, Sudbury, MA 01776
Three buildings on two parcels with a total of 19 parking spaces, currently used as office, retail, and real estate office.
Property Size5,588 SF
Lot Size0.71 Acres
Price / SF$527.92
Days on Market70
Property Features for 8-10 Concord Road & 356 Boston Post
General Information
Standard status
Active
Size
5,588 SF
Total Parking Spaces
19
Lot size
0.71 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$27,900
Building Details
Year Built
1900
Listing Agency:
N. B. Taylor & Co. Inc
(413) 333-7776
Listed By:
Jennifer Taylor
(860) 564-8000
Source:
Ma-cthomes
Added: Jun 27
Changed: Sep 3
Last Checked: Sep 4 at 2:06AM
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 N. B. Taylor & Co. Inc
Investment Insights
Based on property information with market context.
This mixed-use corner property includes three separate buildings on two parcels of land. The largest is a Victorian-style structure with 5 bedrooms and 2.5 baths, totaling 3,365 SF and currently used as office space, with a private driveway. There is also a cottage-style building of 1,313 SF currently operating as a retail store, plus an additional 840 SF building used as a real estate office off Route 20. The property also includes a large backyard.
According to the seller’s remarks, the buildings are positioned at the corner of Route 20 and Concord Road, supported by 19 parking spaces in total (plus driveway).
Please note that some photos were taken prior to the current tenants and may differ from current appearances. The listing references Commercial MLS # 73476736 and includes attached documents for additional information.
According to the seller’s remarks, the buildings are positioned at the corner of Route 20 and Concord Road, supported by 19 parking spaces in total (plus driveway).
Please note that some photos were taken prior to the current tenants and may differ from current appearances. The listing references Commercial MLS # 73476736 and includes attached documents for additional information.
Key Highlights
- Mixed‑use property with 3 buildings on 2 parcels totaling 30,927 SF
- Victorian home (3,365 SF) with 5 BR and 2.5 baths, currently used as office space, with a private driveway
- 1,313 SF cottage‑style building currently used as a retail store
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
$177,309
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
6.01%
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%
$3,546,180
$3.5M
Cap Rate 7%
$2,532,986
$2.5M
Cap Rate 9%
$1,970,100
$2.0M
Market Conditions
NOI Build-Up for 5,588 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
$303.1K $54.24/SF
− Vacancy
−$66.7K −$11.93/SF
EGI
$236.4K $42.31/SF
− OpEx
−$59.1K −$10.58/SF
NOI
$177.3K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /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%
$3,546,180
Cap Rate 7%
$2,532,986
Cap Rate 9%
$1,970,100
Alternative Uses
Best Use
Office B
$2.53M
$2.22M – $2.96M
NOI $177,309 @ 7.0% cap · market cap 6.01%
Second Best
Mixed Use
$1.32M
$1.15M – $1.54M
NOI $92,202 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$3.31M
$2.89M – $3.86M
NOI $231,565 @ 7.0% cap · market cap 7.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Explore this area
Business Placement
Demographics for 01776, MA
18,934
Population
6,446
Households
2.9
Avg Household Size
43
Median Age
84%
College-Educated
98%
High-School Grad
24.4 sq mi
ZIP Area
776
Density / Sq Mi
$234,634
Median Household Income
$119,249
Median Earnings
$1,427
Median Rent
$939,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Three buildings on two parcels with a total of 19 parking spaces, currently used as office, retail, and real estate office.
Where is this live-work space located?
The property is located at 8-10 Concord Road & 356 Boston Post Sudbury, MA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Mixed‑use property with 3 buildings on 2 parcels totaling 30,927 SF; Victorian home (3,365 SF) with 5 BR and 2.5 baths, currently used as office space, with a private driveway; 1,313 SF cottage‑style building currently used as a retail store
