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    Property profile & analytics

    418 Boston Post Rd Sudbury, MA 01776

    • Office Properties & Spaces
    • 9,780 SF
    For Lease
    View listing
    Last Sale
    May 25, 2023
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0970173
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Office Properties & Spaces

    Property Details for 418 Boston Post Rd

    Year built
    1971
    Construction
    FRAME
    Property size
    9,780 SF
    Zone code
    BD
    Property type
    Office Properties & Spaces
    APN
    SUDB K-08-00079-0-B.
    APU
    SUDBK08000790B

    Description

    This exceptional 600 square foot executive office space is situated within a larger 10,000 square foot building at 418 Boston Post Road in Sudbury, Massachusetts. The property, built in 1971, offers a convenient multiple tenancy arrangement. The available space is part of a retail and office building, ideally suited for businesses seeking a prominent location in Middlesex County. The 1.3-acre lot provides ample space and visibility. The building is zoned BD5, Sudbury, ensuring compliance with local regulations. This prime location offers excellent access to major transportation arteries, including proximity to the Massachusetts Turnpike and Route 128, ensuring easy commuting for employees and clients. The property boasts a highly visible position on Route 20, and its downtown Sudbury location places it within walking distance of all major retailers, providing convenience and accessibility. This opportunity presents a unique chance to establish a business in a thriving and well-connected area. The available space is ready for immediate occupancy.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,885,000
      Market price range: $1.89M - $3.12M
      AI Estimate
      $1,305,000
      Market price range: $1.25M - $3.12M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $2,530,000
      Current use
      RESTAURANT
      $2,840,000
      Change: +12% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $2,755,000
      Change: +9% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $2,710,000
      Change: +7% Conversion: Difficult
      RETAIL STORES
      $2,635,000
      Change: +4% Conversion: Moderate
      COMMERCIAL (GENERAL)
      $2,525,000
      Change: -0% Conversion: Easy
      APARTMENT HOUSE (5+ UNITS)
      $2,255,000
      Change: -11% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Sudbury
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.4213
    Latitude
    42.3614
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $31,116
    $0.00
    $1,470,500
    $1,470,500
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation by Request
      429 SF

      616 Boston Post Rd, Unit I

      CONDOMINIUM OFFICES • 429 SF
      616 Boston Post Rd, Sudbury, MA 01776-3376
      View Details
    • Value Estimation by Request
      669 SF

      323 Boston Post Rd Ste 2a

      CONDOMINIUM OFFICES • 669 SF
      323 Boston Post Rd Ste 2a, Sudbury, MA 01776-3022
      View Details
    • Value Estimation by Request
      499 SF

      323 Boston Post Rd Ste 3b

      CONDOMINIUM OFFICES • 499 SF
      323 Boston Post Rd Ste 3b, Sudbury, MA 01776-3022
      View Details
    • Value Estimation by Request
      720 SF

      616 Boston Post Rd Rdg, Unit G

      CONDOMINIUM OFFICES • 720 SF
      616 Boston Post Rd Rdg, Sudbury, MA 01776-3376
      View Details
    • Value Estimation by Request
      678 SF

      616 Boston Post Rd, Unit B

      CONDOMINIUM OFFICES • 678 SF
      616 Boston Post Rd, Sudbury, MA 01776-3376
      View Details
    • Value Estimation
      $540,000
      1,902 SF

      329 Boston Post Rd, Unit C

      CONDOMINIUM OFFICES • 1,902 SF
      329 Boston Post Rd, Sudbury, MA 01776-3061
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      17,445 SF

      Mixed-Use Retail and Office Building

      Mixed-use retail and office building in Sudbury, Massachusetts.
      615 Boston Post Rd, Sudbury, MA 01776
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    • $2,500,000
      0.86 Acres

      348 Boston Post Rd, Sudbury, MA 01776

      Commercial real estate • 0.86 Acres
      348 Boston Post Rd, Sudbury, MA 01776
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      Wayland Flex Building For Sale

      34,809 square foot flex building on 3.7 acres.
      530 Boston Post Rd, Wayland, MA 01776
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    • $1,649,000
      4,152 SF

      Approved Restaurant with Large Patio

      140-seat restaurant with patio and ample parking for sale.
      694 Boston Post Rd, Sudbury, MA 01776
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    • $125,000

      Land Parcel in Sudbury, MA

      Investment opportunity: land parcel suitable for storage, parking, recreation.
      Robbins Rd, Sudbury, MA 01776
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    • $950,000

      Sudbury Multi-Family Income Property

      Two-family property in Sudbury with updated kitchens and in-unit laundry.
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    Similar Nearby for Lease

    • $28 SF/Yr
      2,240 SF

      Professional Office Space in Sudbury

      Upscale office suite in a prestigious Mill Village complex.
      365 Boston Post Rd, Sudbury, MA 01776
      View Details
    • $2,775 /Mo
      700 SF

      Charming Retail/Office Space in Sudbury

      Renovated retail or office space in historic Sudbury building.
      353 Boston Post Rd, Sudbury, MA 01776
      View Details
    • $625 /Mo

      Wayside Plaza Office Space Available

      Two-room office space in Wayside Plaza, Route 20, Sudbury.
      730 Boston Post Rd, Sudbury, MA 01776
      View Details
    • Contact for pricing
      2,027 SF

      Office Space in Sudbury, MA

      2027 SF office space available for rent.
      142-144 North Rd, Sudbury, MA 01776
      View Details
    • $28 SF/Yr
      1,385 SF

      Professional Office Space in Sudbury

      Upscale office suites available in a professional plaza.
      365 Boston Post Rd #210, Sudbury, MA 01776
      View Details
    • $650 /Mo

      Route 20 Office Space Available

      One-room office space on Route 20, suitable for professional firms.
      400 Boston Post Rd, Sudbury, MA 01776
      View Details
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    418 Boston Post Rd
    Sudbury, MA 01776
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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
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