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    23 Uxbridge Rd Mendon, MA 01756

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    For Sale
    $1,500,000

    6.5-acre commercial land with high visibility and accessibility.

    Lot size:
    6.51 Acres

    Property Features for 23 Uxbridge Rd

    General Information

    Lot size
    6.51 Acres

    We can help!

    Listing Contact
    Jennie Kesselman
    Source: Elliman

    Listing Agent: Jennie Kesselman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Route 16 Commercial Land Opportunity

    This 6.5-acre commercial land is located on Route 16 in Mendon. The site is within the General Business Zone (GB) and benefits from a planned state infrastructure upgrade. MassDOT has approved a new signalized intersection and roadway improvements at the junction of Route 16 and Hartford Ave W (Route 140), enhancing access, traffic flow, and visibility. The property has 423 ft of frontage and sees over 16,000 cars per day. The high-profile parcel offers exposure amid franchised auto dealerships, retail, banking, and office uses. The slow-moving corridor traffic increases dwell time and visibility. The planned redesign includes two new curb cuts, creating flexible ingress/egress. Zoned GB, the property allows for retail, office, automotive, and mixed commercial use with easy access to Rts 16, 122 & 146. Conceptual plans are attached, and all development is subject to town approvals.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Spa & Massage Dental Office Wholesale Shop Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mendon
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.5665944
    Latitude
    42.1036774

    Nearby Similar for Sale

    • $870,000

      Iconic Log Home on Route 16

      High-visibility property on Route 16 with commercial potential.
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    • $750,000

      Free Standing Professional Office Building

      High visibility location, perfect for various professional businesses.
      159 Hartford Ave E, Mendon, MA 01756
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    • $750,000
      2.35 Acres

      Mendon Professional Building - High Visibility

      Prime location, two units, ample parking, new HVAC & windows.
      159 Hartford Ave, Mendon, MA 01756
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    FAQs

    What type of property is this?
    Land - 6.5-acre commercial land with high visibility and accessibility.
    Where is this land located?
    The property is located at 23 Uxbridge Rd Mendon, 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: - Prime location on Mendon's Golden Mile with **high visibility and 423 ft of frontage on Route 16**; - Approved MassDOT infrastructure upgrade including a new signalized intersection and roadway improvements enhancing access and traffic flow; - **High traffic count of over 16,000 cars per day**, maximizing exposure
    (860) 633-3674
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    23 Uxbridge Rd Mendon, MA 01756
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    Mendon, MA 01756
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    23 Uxbridge Rd Mendon, MA 01756
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    We can help!
    Listing Contact
    Jennie Kesselman
    (860) 633-3674
    Learn more
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