Four-Unit Office
For Sale
$999,900
85 Copeland Dr, Mansfield, MA 02048
Commercial Sale, Mansfield, MA
Property Size3,600 SF
Lot Size0.34 Acres
Price / SF$277.75
Days on Market236
Property Features for 85 Copeland Dr
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Zoning description
Legal Conforming
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bathroom 3, Bathroom 2, Bathroom 1
Directions
Chauncey Street to Copeland Drive.
Subdivision
East Mansfield
Standard status
Active
APN
020168,2858355
Size
3,600 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12889
Building Details
Year built
1985
Listing Agency:
Keller Williams Elite · Keller Williams Realty
(508) 695-4545
Added: Jan 10
Changed: Sep 3
Last Checked: Sep 3 at 10:06PM
MLS# 73467245
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,600-square-foot office property contains four 900-square-foot units, each arranged with a reception area, conference room, two private offices, and a half bath. Unit B combines two of those rooms into one larger room. Three units are leased, including two month-to-month tenancies whose occupants would like to remain. Separate gas and electric utilities serve the units, with town water and sewer. The 1985 building also includes an 1,800-square-foot unfinished basement.
Set on 0.3444 acres at 85 Copeland Dr in Mansfield, the property provides 18 off-street parking spaces, a brick exterior, and a 5'x60' farmer's porch. Recent work includes painting and a newer roof. Mixed zoning applies. Upper-level condo conversion may be pursued subject to town approval.
Set on 0.3444 acres at 85 Copeland Dr in Mansfield, the property provides 18 off-street parking spaces, a brick exterior, and a 5'x60' farmer's porch. Recent work includes painting and a newer roof. Mixed zoning applies. Upper-level condo conversion may be pursued subject to town approval.
Key Highlights
- 3,600 SF office building with four 900 sq. ft. units
- Three of four units leased; two tenancies are month to month
- Each unit includes reception, conference room, two private offices, and a half bath
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
$59,171
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
5.92%
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%
$1,183,420
$1.2M
Cap Rate 7%
$845,300
$845.3K
Cap Rate 9%
$657,456
$657.5K
Market Conditions
NOI Build-Up for 3,600 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
$98.5K $27.36/SF
− Vacancy
−$19.6K −$5.44/SF
EGI
$78.9K $21.92/SF
− OpEx
−$19.7K −$5.48/SF
NOI
$59.2K $16.44/SF
Area
Bristol County, MA
Vacancy
19.90%
Lease Rate
$27.36 /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%
$1,183,420
Cap Rate 7%
$845,300
Cap Rate 9%
$657,456
Alternative Uses
Best Use
Office B
$845.3K
$739.6K – $986.2K
NOI $59,171 @ 7.0% cap · market cap 5.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.19M
$1.92M – $2.56M
NOI $153,464 @ 7.0% cap · market cap 15.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
831
Businesses Nearby
Explore this area
Business Placement
Demographics for 02048, MA
23,860
Population
9,228
Households
2.6
Avg Household Size
40
Median Age
51%
College-Educated
96%
High-School Grad
20.1 sq mi
ZIP Area
1,187
Density / Sq Mi
$131,409
Median Household Income
$65,154
Median Earnings
$1,702
Median Rent
$571,000
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 building - Three suites are leased, with separate gas and electric utilities serving each unit.
Where is this office building located?
The property is located at 85 Copeland Dr Mansfield, MA.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 3,600 SF office building with four 900 sq. ft. units; Three of four units leased; two tenancies are month to month; Each unit includes reception, conference room, two private offices, and a half bath
