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    Eagle Rd Saugus, MA 01906
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    Property profile & analytics

    Eagle Rd Saugus, MA 01906

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    • Commercial real estate
    • 3.02 lot acres
    For Sale
    $4,900,000
    View Listing →
    Saugus Gateway Development Land For Sale
    $4,900,000

    Saugus Gateway Development Land

    3+ Acres, 4 Homes, High Visibility

    Eagle Rd, Saugus, MA 01906
    View Listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for Eagle Rd

    Lot size
    3.02 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 3.02-acre parcel in Saugus, MA, presents a rare development opportunity. Situated in the Business Highway Sustainable Development Zoning District, this property offers significant potential for a variety of projects. The zoning allows for up to 90 units, making it ideal for a multi-family residential development, such as an over-55 community, apartments, condominiums, or townhomes. A mixed-use development is also a possibility. The land's high visibility from Route 1 North provides excellent exposure, making it a prime location for a flagship development. Currently, four income-producing homes are on the site, offering immediate return on investment. Access is available from multiple approved roads, enhancing the property's functionality and appeal. This "Gateway to Saugus" location provides unparalleled visibility and accessibility, making it an exceptional investment for a developer seeking to create a landmark project. The property's size and zoning flexibility allow for a wide range of creative development concepts, promising a significant return. Bring your vision and build a development that will be a source of pride for both the developer and the town of Saugus.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Saugus
    County
    Essex
    State
    Massachusetts
    Longitude
    -71.0233
    Latitude
    42.4481

    Comparable in this City

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      640 Broadway

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    • Value Estimation
      $630,000
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      286 Broadway

      SHOW ROOM, WAREHOUSE • 3,040 SF
      286 Broadway, Saugus, MA 01906
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    • Value Estimation
      $2,515,000
      36,745 SF

      313 Main St, Unit 345

      COMMERCIAL (GENERAL) • 36,745 SF
      313 Main St, Saugus, MA 01906-3143
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    • Value Estimation
      $41,710,000
      168,178 SF

      156 Main St, Unit 180

      COMMERCIAL (GENERAL) • 168,178 SF
      156 Main St, Saugus, MA 01906-3271
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    • Value Estimation by Request
      8,320 SF

      28 Osprey Rd

      SHOW ROOM, WAREHOUSE • 8,320 SF
      28 Osprey Rd, Saugus, MA 01906-4231
      View Details
    • Value Estimation
      $535,000
      6,775 SF

      1737 Broadway

      COMMERCIAL (GENERAL) • 6,775 SF
      1737 Broadway, Saugus, MA 01906-4115
      View Details

    Similar Nearby for Sale

    • $4,900,000
      3.02 Acres

      Saugus Gateway Development Land

      3+ Acres, 4 Homes, High Visibility
      Eagle Rd, Saugus, MA 01906
      View Details
    • $950,000
      2,273 SF

      Saugus Mixed-Use Investment

      Prime Route 1 location, 100% occupied.
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    • $839,000

      Versatile Multi-Family Property For Sale

      Three-story multi-family property with flexible living arrangements and outdoor amenities.
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      1,517 SF

      Freestanding Retail Property on Broadway

      Multi-tenant retail property in a high-traffic area.
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    • $699,000

      Value-Add Multifamily Development Opportunity

      Rare opportunity for developers and investors in a central location.
      495 Central St, Saugus, MA 01906
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      Retail Property on Broadway, Saugus

      Multi-tenant retail property in a high-traffic area.
      144 Broadway, Saugus, MA 01906
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    Similar Nearby for Lease

    • Contact for pricing

      Retail Spaces Available For Rent

      Retail spaces available, ranging from 2,000 to 3,346 SqFt.
      327 Broadway, Saugus, MA 01906
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    • Contact for pricing

      Retail/Restaurant Space for Lease

      Outparcel retail/restaurant space with Route 1 visibility and pylon signage.
      180 Main Street Ter, Saugus, MA 01906
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      4,390 SF

      Retail Space in Mixed-Use Development

      Retail space available in Saugus mixed-use development.
      857 Broadway, Saugus, MA 01906
      View Details
    • Contact for pricing

      Prime Pad Site on Route 1

      0.91 acre pad site for ground lease or build-to-suit.
      24 Bennett Hwy, Saugus, MA 01906
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    • Contact for pricing
      6,906 SF

      Retail Space on Route 1

      6,906 SF retail space with high visibility on Route 1.
      1150 Broadway, Saugus, MA 01906
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    • Contact for pricing
      2,000 SF

      Retail Space in Saugus Center

      Neighborhood strip center in the Saugus 'Golden Mile'.
      623-655 Broadway, Saugus, MA 01906
      View Details
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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.

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