Office Suite with Finished
For Sale
$439,000
1-239 Dorchester St, Boston, MA 02127
Office suite includes a full bathroom and kitchenette, plus a finished basement for additional flexible space.
Property Size1,225 SF
Price / SF$358.37
Days on Market150
Property Features for 1-239 Dorchester St
General Information
Standard status
Active
Size
1,225 SF
Additional Details
Office Units
1
Listing Agency:
Tucker Real Estate Advisors, Inc.
(617) 922-5772
Listed By:
Evan Nolan
(617) 922-5772
Source:
Exprealty
Added: Mar 16
Changed: Jul 20
Last Checked: Aug 11 at 9:56AM
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 Tucker Real Estate Advisors, Inc.
Investment Insights
Based on property information with market context.
For sale office suite at 1-239 Dorchester St #1, offering 1,225 square feet of finished space. The unit includes a full bathroom and a kitchenette, along with a finished basement that can provide additional flexible room for day-to-day office use.
The space is presented as well-located in the heart of South Boston, with visibility and accessibility in an active corridor. This configuration supports a range of owner-user or investor strategies, with the interior layout including dedicated amenities and an expanded lower level.
The space is presented as well-located in the heart of South Boston, with visibility and accessibility in an active corridor. This configuration supports a range of owner-user or investor strategies, with the interior layout including dedicated amenities and an expanded lower level.
Key Highlights
- 1,225 SF office space at 239 Dorchester St #1 in South Boston
- Office suite includes a full bathroom and kitchenette
- Finished basement provides additional flexible space
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
$36,118
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
8.23%
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%
$722,360
$722.4K
Cap Rate 7%
$515,971
$516.0K
Cap Rate 9%
$401,311
$401.3K
Market Conditions
NOI Build-Up for 1,225 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
$61.7K $50.40/SF
− Vacancy
−$13.6K −$11.09/SF
EGI
$48.2K $39.31/SF
− OpEx
−$12.0K −$9.83/SF
NOI
$36.1K $29.48/SF
Area
Boston, MA
Vacancy
22.00%
Lease Rate
$50.40 /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%
$722,360
Cap Rate 7%
$515,971
Cap Rate 9%
$401,311
Alternative Uses
Best Use
Office B
$516.0K
$451.5K – $602.0K
NOI $36,118 @ 7.0% cap · market cap 8.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$917.3K
$802.6K – $1.07M
NOI $64,210 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
2,322
Businesses Nearby
Explore this area
Business Placement
Demographics for 02127, MA
37,939
Population
19,495
Households
1.9
Avg Household Size
31
Median Age
69%
College-Educated
95%
High-School Grad
2.1 sq mi
ZIP Area
18,066
Density / Sq Mi
$156,373
Median Household Income
$85,444
Median Earnings
$2,435
Median Rent
$858,600
Median Home Value
Market
Vacancy Rate% for Office in Boston, MA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office suite includes a full bathroom and kitchenette, plus a finished basement for additional flexible space.
Where is this office units located?
The property is located at 1-239 Dorchester St Boston, MA.
What is the asking price?
The asking price for this property is $439,000.
What are key features of this property?
This property features: 1,225 SF office space at 239 Dorchester St #1 in South Boston; Office suite includes a full bathroom and kitchenette; Finished basement provides additional flexible space
