New Flex Building For
For Sale
Contact for pricing
546 Stafford St, Leicester, MA 01611
5,250 SF flex building approved for auto sales/repair.
Property Size5,250 SF
Price / SF$285.71
Days on Market1216
Property Features for 546 Stafford St
General Information
Standard status
Active
Size
5,250 SF
Class
B
Property subtype
Industrial
Zoning
BR-1
Building Details
Year Built
2023
Listing Agency:
Commerce Park Realty
Listed By:
Robert Richard · License #MA 123273
Source:
Crexi
Added: Apr 11, 2023
Changed: Aug 8
Last Checked: Aug 8 at 11:25AM
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 Commerce Park Realty
Investment Insights
Based on property information with market context.
This 5,250 square foot flex building, constructed in 2024, is approved for auto sales and repair. It features one loading dock and seven drive-in doors, offering a flexible layout suitable for various uses. The property is available for sale with or without current tenants, subject to existing leasing agreements. Constructed with high-quality materials, the building includes three-phase electrical power, a six-inch 4000psi concrete slab, and a PEMB structure. Gas traps are installed to accommodate indoor vehicle parking. The location provides convenient access to I-90, I-290, and Routes 9, 56, and 20, positioning it west of Worcester with good connectivity to the downtown area and points west. Leicester’s Zoning BR1 outlines allowable uses for the property. This brand-new construction offers easy maintenance and is suitable as an investment or for an owner-user.
Key Highlights
- Approved for auto sales & repair with gas traps for vehicle indoor parking.
- New construction (2024) 5,250’ flex building.**
- Excellent location west of Worcester with easy access to I‑90, I‑290, Routes 9, 56, and 20.
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
$77,634
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
5.18%
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%
$1,552,680
$1.6M
Cap Rate 7%
$1,109,057
$1.1M
Cap Rate 9%
$862,600
$862.6K
Market Conditions
NOI Build-Up for 5,250 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
$113.4K $21.60/SF
− Vacancy
−$2.5K −$0.48/SF
EGI
$110.9K $21.12/SF
− OpEx
−$33.3K −$6.34/SF
NOI
$77.6K $14.79/SF
Area
Worcester County, MA
Vacancy
2.20%
Lease Rate
$21.60 /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%
$1,552,680
Cap Rate 7%
$1,109,057
Cap Rate 9%
$862,600
Alternative Uses
Best Use
Retail
$1.11M
$970.4K – $1.29M
NOI $77,634 @ 7.0% cap · market cap 5.18%
Second Best
Flex RnD
$824.9K
$721.8K – $962.3K
NOI $57,740 @ 7.0% cap · market cap 3.85%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,496 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01611, MA
2,277
Population
845
Households
2.7
Avg Household Size
41
Median Age
28%
College-Educated
91%
High-School Grad
3.4 sq mi
ZIP Area
670
Density / Sq Mi
$118,389
Median Household Income
$46,424
Median Earnings
$1,040
Median Rent
$306,400
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - 5,250 SF flex building approved for auto sales/repair.
Where is this flex space located?
The property is located at 546 Stafford St Leicester, MA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Approved for auto sales & repair with gas traps for vehicle indoor parking.; New construction (2024) 5,250’ flex building.**; Excellent location west of Worcester with easy access to I‑90, I‑290, Routes 9, 56, and 20.
