Bedford Life Science
For Sale
Contact for pricing
13-15 Deangelo Dr, Bedford, MA 01730
Thriving suburban lab cluster near major life science tenants.
Property Size31,000 SF
Price / SF$225.81
Days on Market768
Property Features for 13-15 Deangelo Dr
General Information
Standard status
Active
Size
31,000 SF
Class
A
Total Parking Spaces
106
Property subtype
Office, Industrial
Lease Type
NNN
Building Details
Year Built
1975
Year Renovated
2011
Stories
1
Tenancy
Single
Listing Agency:
The Stubblebine Company
(781) 862-6168
Listed By:
David Stubblebine · License #MA 9020556
Source:
Crexi
Added: Jul 24, 2024
Changed: Aug 23
Last Checked: Aug 29 at 10:24PM
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 The Stubblebine Company
Investment Insights
Based on property information with market context.
Located in the Greater Boston area, influenced by the educational hub of Boston and Cambridge, 13-15 DeAngelo Dr in Bedford, MA, presents a commercial real estate opportunity within a resilient suburban life science market. The property benefits from its proximity to world-class institutions such as MIT and Harvard. The location is surrounded by blue-chip life science tenants, including ThermoFisher, Stoke Therapeutics, Cystic Fibrosis Foundation, and Millipore Sigma. Significant investments have been made since 2015 to improve existing lab areas and build new lab space, totaling over $4.7M in facility improvements. The property offers lab and clean manufacturing companies the advantage of being situated in Greater Boston's vibrant suburban lab cluster. Employees at this location benefit from direct access to the Minuteman Bike Path and proximity to numerous high-caliber corporate neighbors. The property is suitable for manufacturing, industrial, and office uses, including life science research and development.
Key Highlights
- Located in a booming suburban life science market influenced by Boston and Cambridge educational hubs.
- Surrounded by blue‑chip life science tenants like ThermoFisher and Millipore Sigma.
- Over $4.7M invested since 2015 in lab area improvements and new lab space construction.
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
$329,745
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
4.71%
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%
$6,594,900
$6.6M
Cap Rate 7%
$4,710,643
$4.7M
Cap Rate 9%
$3,663,833
$3.7M
Market Conditions
NOI Build-Up for 31,000 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
$498.5K $16.08/SF
− Vacancy
−$27.4K −$0.88/SF
EGI
$471.1K $15.20/SF
− OpEx
−$141.3K −$4.56/SF
NOI
$329.7K $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%
$6,594,900
Cap Rate 7%
$4,710,643
Cap Rate 9%
$3,663,833
Alternative Uses
Best Use
Office B
$14.05M
$12.30M – $16.39M
NOI $983,642 @ 7.0% cap · market cap 14.05%
Second Best
Industrial
$4.71M
$4.12M – $5.50M
NOI $329,745 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$18.35M
$16.06M – $21.41M
NOI $1,284,632 @ 7.0% cap · market cap 18.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
673
Businesses Nearby
Explore this area
Business Placement
Demographics for 01730, MA
14,566
Population
5,970
Households
2.4
Avg Household Size
45
Median Age
69%
College-Educated
96%
High-School Grad
12.4 sq mi
ZIP Area
1,175
Density / Sq Mi
$158,286
Median Household Income
$88,504
Median Earnings
$2,430
Median Rent
$878,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Manufacturing property - Thriving suburban lab cluster near major life science tenants.
Where is this manufacturing property located?
The property is located at 13-15 Deangelo Dr Bedford, MA.
What is the asking price?
The asking price for this property is $7,000,000.
What are key features of this property?
This property features: Located in a booming suburban life science market influenced by Boston and Cambridge educational hubs.; Surrounded by blue‑chip life science tenants like ThermoFisher and Millipore Sigma.; Over $4.7M invested since 2015 in lab area improvements and new lab space construction.
