Two-Unit Flex
For Sale
$312,500
9 Bonazzoli Ave 2&3, Hudson, MA 01749
Units 2 and 3 are offered together as a flexible commercial property in Hudson.
Property Size2,500 SF
Price / SF$125
Days on Market10
Property Features for 9 Bonazzoli Ave 2&3
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Commercial
Additional Details
Asking Price
$312,500
Taxes and HOA fees
Annual Taxes
$4,305
Building Details
Building Size
2,500 SF
Year Built
1990
Listing Agency:
Greater Boston Commercial Properties, Inc.
(508) 925-7477
Listed By:
Bret O'Brien · License #8994
(508) 925-7477
Source:
Elliman
Added: Aug 2
Changed: Aug 3
Last Checked: Aug 10 at 5:36AM
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 Greater Boston Commercial Properties, Inc.
Investment Insights
Based on property information with market context.
Units 2 and 3 are being offered as a combined flex-space property totaling 2,500 square feet. The property was constructed in 1990 and is located at 9 Bonazzoli Ave in Hudson, Massachusetts.
The site records a Walk Score of 9 and a Bike Score of 12, indicating a car-dependent setting with limited bicycle access.
The site records a Walk Score of 9 and a Bike Score of 12, indicating a car-dependent setting with limited bicycle access.
Key Highlights
- Units 2 and 3 offered together
- Combined area of 2,500 SF
- Built in 1990
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
$26,592
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
8.51%
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%
$531,840
$531.8K
Cap Rate 7%
$379,886
$379.9K
Cap Rate 9%
$295,467
$295.5K
Market Conditions
NOI Build-Up for 2,500 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
$40.2K $16.08/SF
− Vacancy
−$2.2K −$0.88/SF
EGI
$38.0K $15.20/SF
− OpEx
−$11.4K −$4.56/SF
NOI
$26.6K $10.64/SF
Area
Middlesex County, MA
Vacancy
5.50%
Lease Rate
$16.08 /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%
$531,840
Cap Rate 7%
$379,886
Cap Rate 9%
$295,467
Alternative Uses
Best Use
Warehouse
$461.3K
$403.6K – $538.2K
NOI $32,291 @ 7.0% cap · market cap 10.33%
Second Best
Industrial
$379.9K
$332.4K – $443.2K
NOI $26,592 @ 7.0% cap · market cap 8.51%
Theoretical Best
Office A
$1.48M
$1.29M – $1.73M
NOI $103,599 @ 7.0% cap · market cap 33.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
261
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01749, MA
20,092
Population
8,560
Households
2.3
Avg Household Size
43
Median Age
47%
College-Educated
91%
High-School Grad
11.5 sq mi
ZIP Area
1,747
Density / Sq Mi
$107,202
Median Household Income
$60,908
Median Earnings
$1,416
Median Rent
$480,300
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 - Units 2 and 3 are offered together as a flexible commercial property in Hudson.
Where is this flex space located?
The property is located at 9 Bonazzoli Ave 2&3 Hudson, MA.
What is the asking price?
The asking price for this property is $312,500.
What are key features of this property?
This property features: Units 2 and 3 offered together; Combined area of 2,500 SF; Built in 1990
