Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    20 Main St Sherborn, MA 01770

    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    14,400 SF Office Complex, $5.1M

    Property size:
    14,400 SF

    Property Features for 20 Main St

    General Information

    Property type
    Office Properties & Spaces
    Square Feet
    14,400 SF
    Lot Size
    95,701 SF

    Building Details

    Year Built
    1984

    We can help!

    Listing Contact
    Dean Blackey
    Dean Blackey

    Listing Agency: R.W. Holmes Realty Co Listing Agent: Dean Blackey

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

    Learn more

    Property Insight Report

    Overview

    This exceptional 14,400 square foot executive office building, located at 20 N Main St in Sherborn, MA, is offered for sale at $5,100,000. Built in 1984 by Timberpeg, this custom-designed post and beam structure sits on a 2.197-acre lot in the heart of downtown, directly off Route 27. The property features a flexible multi-tenant layout, currently generating $14,292 in monthly income ($171,504 annually) with tenants at will (TAW) leases, allowing for easy conversion to single occupancy or continued multi-tenant use. The building boasts 50 parking spaces and is zoned for business use. Utilities include a private septic system and well. Heating and cooling are provided by wall-mounted PTAC units. Property taxes for FY 2023 were $28,151. This presents a unique opportunity to acquire a well-maintained, versatile office complex in a desirable Massachusetts location. The open layout offers significant adaptability for various business needs, while the existing income stream provides immediate return on investment. The property's prime location and ample parking further enhance its appeal. This is a rare opportunity to own a distinctive and functional commercial property in the thriving Sherborn market.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    R & P Lowell ... Architect Raymond James Financial ... Financial Advisor Howland Company, Inc. Construction Company Bolt & Lambert Elec ... Electrical Service Heaven On Earth Antiques ... Home Decor Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Sherborn
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.366223
    Latitude
    42.226771

    Nearby Similar for Sale

    • Contact for pricing
      14,400 SF

      Sherborn Office Building For Sale

      14,400 SF office complex in downtown Sherborn, Massachusetts.
      20 N Main St, Sherborn, MA 01770
      View Details
    • Contact for pricing
      5,200 SF

      Sherborn Retail/Office Opportunity

      2,640 SF retail/office space on Route 27/16.
      11 South Main St, Sherborn, MA 01770
      View Details

    FAQs

    What type of property is this?
    Office Property / Space - 14,400 SF Office Complex, $5.1M
    Where is this office property / space located?
    The property is located at 20 Main St Sherborn, MA.
    What is the asking price?
    The asking price for this property is $5,100,000.
    What are key features of this property?
    This property features: Wood frame post and beam construction.; Private well and septic system.; Wall-mounted PTAC HVAC units.
    (508) 651-9019 Call to check price and availability
    Request Owner's contact information
    20 Main St Sherborn, MA 01770
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    20 Main St
    Sherborn, MA 01770
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    20 Main St Sherborn, MA 01770
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Dean Blackey
    Dean Blackey
    Real Estate License ID: 9031258-RE-S
    (508) 651-9019 (508) 655-5626
    Learn more
    Google sign-in failed. Please try again or use another login method.