Industrial Contractor Bay
For Sale
$649,900
Pending
8-1431 Hilldale Ave, Haverhill, MA 01832
Brand-new steel industrial contractor bay condos with 23-foot ceilings, overhead doors, and deeded parking.
Property Size2,310 SF
Days on Market116
Property Features for 8-1431 Hilldale Ave
General Information
Standard status
Pending
Size
2,310 SF
Total Parking Spaces
5
Warehouse & Industrial
Clear Height
23 ft
Drive-In Doors
1
Sprinkler System
Yes
Additional Details
Highway Access
Yes
Amenities
first floor half bath with slop sink
Gas Modine heating system
fire alarms
mezzanine
additional parking along side building
Building Details
Construction
steel
Tenancy
Multi
Listing Agency:
Four Points Real Estate, LLC
(617) 306-3926
Listed By:
Chapman Real Estate Group
(617) 306-3926
Source:
Exprealty
Added: Apr 29
Changed: Aug 20
Last Checked: Aug 22 at 10:50AM
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 Four Points Real Estate, LLC
Investment Insights
Based on property information with market context.
This brand-new steel industrial/commercial contractor bay condominium building consists of eight condo units. Each unit totals 2,310 square feet and features 23-foot ceilings with 14-foot overhead doors, along with a large 600-square-foot mezzanine. Units include a first-floor half bath with a slop sink, and the building is equipped with gas Modine heating. The property is fully sprinkled with fire alarms.
Each bay includes five deeded outdoor parking spaces, and there is also the ability to park vehicles inside the bays. The end unit benefits from additional parking along the side of the building. The public remarks indicate the location is approximately one mile to Plaistow shopping and about two miles to Route 495.
Individual units are configured as contractor bays with mezzanine space and overhead access, supported by in-building parking and the listed life-safety and heating systems.
Each bay includes five deeded outdoor parking spaces, and there is also the ability to park vehicles inside the bays. The end unit benefits from additional parking along the side of the building. The public remarks indicate the location is approximately one mile to Plaistow shopping and about two miles to Route 495.
Individual units are configured as contractor bays with mezzanine space and overhead access, supported by in-building parking and the listed life-safety and heating systems.
Key Highlights
- Brand‑new steel industrial/commercial contractor bay condos with 8 condo units total
- Each unit includes 2,310 SF, 23‑ft ceilings, and a 14‑ft overhead door
- Units feature 600 SF mezzanines and a first‑floor half bath with a slop sink
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
$40,303
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
6.20%
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%
$806,060
$806.1K
Cap Rate 7%
$575,757
$575.8K
Cap Rate 9%
$447,811
$447.8K
Market Conditions
NOI Build-Up for 2,310 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
$66.5K $28.80/SF
− Vacancy
−$4.5K −$1.96/SF
EGI
$62.0K $26.84/SF
− OpEx
−$21.7K −$9.39/SF
NOI
$40.3K $17.45/SF
Area
Essex County, MA
Vacancy
6.80%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
35.00%
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%
$806,060
Cap Rate 7%
$575,757
Cap Rate 9%
$447,811
Alternative Uses
Best Use
Flex RnD
$575.8K
$503.8K – $671.7K
NOI $40,303 @ 7.0% cap · market cap 6.20%
Second Best
Warehouse
$426.2K
$373.0K – $497.3K
NOI $29,837 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $95,726 @ 7.0% cap · market cap 14.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
23 ft
Clear height
1
Drive-in doors
Multi-tenant
Tenancy
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,219
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01832, MA
25,656
Population
10,735
Households
2.4
Avg Household Size
38
Median Age
28%
College-Educated
90%
High-School Grad
11.4 sq mi
ZIP Area
2,251
Density / Sq Mi
$81,141
Median Household Income
$47,151
Median Earnings
$1,612
Median Rent
$410,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Brand-new steel industrial contractor bay condos with 23-foot ceilings, overhead doors, and deeded parking.
Where is this flex space located?
The property is located at 8-1431 Hilldale Ave Haverhill, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Brand‑new steel industrial/commercial contractor bay condos with 8 condo units total; Each unit includes 2,310 SF, 23‑ft ceilings, and a 14‑ft overhead door; Units feature 600 SF mezzanines and a first‑floor half bath with a slop sink
