Sturbridge Commercial Land
For Sale
Contact for pricing
Lot 1A Berry Farms Road, Sturbridge, MA 01566
Prime commercial land suitable for retail, office, or residential development.
Property Size7,480 SF
Lot Size4.40 Acres
Price / SF$298.66
Days on Market854
Property Features for Lot 1A Berry Farms Road
General Information
Standard status
Active
Size
7,480 SF
Total Parking Spaces
50
Lot size
4.40 Acres
Property subtype
Mixed Use, Office, Retail
Zoning
commercial
Building Details
Year Built
2024
Buildings
1
Stories
1
Units
3
Listing Agency:
RE/MAX Prof Associates
Listed By:
Dave Ford · License #MA 109405
Source:
Crexi
Added: Apr 20, 2024
Changed: Aug 21
Last Checked: Aug 20 at 9:37PM
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 RE/MAX Prof Associates
Investment Insights
Based on property information with market context.
This property features a 2-acre lot, part of a new 1000-foot commercial cul-de-sac with town water and sewer. Up to 4.4 acres are available, along with an additional 54 acres suitable for various developments, including a 55+ community, assisted living facility, nursing home, hospital, 40B housing, single-family attached homes, or single-family rentals, subject to town approval, potentially accommodating 180 units or more. The seller is planning a 7480 square-foot building available for purchase, lease, or lease with the option to buy. The seller is open to constructing a building of any type or size up to 50,000 square feet. The location is approximately 1 mile from UMASS Harrington Hospital and 3.2 miles from I-90 and I-84, providing access to Route 49, Route 20, Route 148, Route 131, I-84, and I-90, enhancing accessibility throughout Central New England. This location in Southern Worcester County presents a significant need for 55+ apartment rentals and assisted living facilities. The property is suitable for retail, office, or residential development.
Key Highlights
- Prime location with exceptional access to major routes: Route 49, Rt. 20, Rt. 148, Tr. 131, I84, and I90.
- Versatile 2‑acre lot (up to 4.4 acres available) suitable for retail, office, or residential development.
- Potential for large‑scale development: Additional 54 acres available, ideal for 55+ community, assisted living, or other high‑density housing (180+ units).
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
$136,323
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
6.10%
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%
$2,726,460
$2.7M
Cap Rate 7%
$1,947,471
$1.9M
Cap Rate 9%
$1,514,700
$1.5M
Market Conditions
NOI Build-Up for 7,480 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
$224.4K $30.00/SF
− Vacancy
−$42.6K −$5.70/SF
EGI
$181.8K $24.30/SF
− OpEx
−$45.4K −$6.08/SF
NOI
$136.3K $18.23/SF
Area
Worcester County, MA
Vacancy
19.00%
Lease Rate
$30.00 /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%
$2,726,460
Cap Rate 7%
$1,947,471
Cap Rate 9%
$1,514,700
Alternative Uses
Best Use
Office B
$1.95M
$1.70M – $2.27M
NOI $136,323 @ 7.0% cap · market cap 6.10%
Second Best
Retail
$1.58M
$1.38M – $1.84M
NOI $110,609 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$2.55M
$2.24M – $2.98M
NOI $178,802 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Explore this area
Business Placement
Demographics for 01566, MA
6,691
Population
3,041
Households
2.2
Avg Household Size
46
Median Age
46%
College-Educated
95%
High-School Grad
25.0 sq mi
ZIP Area
268
Density / Sq Mi
$135,802
Median Household Income
$77,314
Median Earnings
$1,677
Median Rent
$393,000
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?
Commercial land - Prime commercial land suitable for retail, office, or residential development.
Where is this commercial land located?
The property is located at Lot 1A Berry Farms Road Sturbridge, MA.
What is the asking price?
The asking price for this property is $2,234,000.
What are key features of this property?
This property features: Prime location with exceptional access to major routes: Route 49, Rt. 20, Rt. 148, Tr. 131, I84, and I90.; Versatile 2‑acre lot (up to 4.4 acres available) suitable for retail, office, or residential development.; Potential for large‑scale development: Additional 54 acres available, ideal for 55+ community, assisted living, or other high‑density housing (180+ units).
