Residential Income Property with
For Sale
$569,000
10 Beach Rd, Winthrop, MA 02152
First-floor condo near Winthrop Beach with flexible living space and outdoor areas.
Property Size1,377 SF
Price / SF$413.22
Days on Market146
Property Features for 10 Beach Rd
General Information
Standard status
Active
Size
1,377 SF
Property subtype
Apartment
Units
Unit Mix
1 x 3BR/1BA
Multifamily Units
1
Amenities
fenced yard
farmers porch
garden area
private deck
dedicated laundry area
Window Unit(s)
Baseboard, Electric Baseboard, Natural Gas, Electric
1.0 Story
$3,723 Taxes
Public
Built in 1881
Building Details
Year Built
1881
Listing Agency:
United Brokers
(781) 629-2258
Listed By:
Rogelio Zuniga
Source:
Donahuere
Added: Apr 7
Changed: Aug 29
Last Checked: Aug 29 at 5:30PM
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 United Brokers
Investment Insights
Based on property information with market context.
This first-floor residential income property is a 1,377-square-foot condo with three bedrooms and one full bathroom. The interior centers on an open living and dining arrangement connected to a modern kitchen with gas cooking, generous counter space, and a dedicated laundry area. The laundry area also leads to a private deck. The residence was built in 1881.
Outdoor features include a fenced yard, farmers porch, and garden area. The property is located one block from Winthrop Beach and includes multiple areas for outdoor use. Its first-floor placement, bedroom count, and combination of interior and exterior spaces define the current residential configuration.
Outdoor features include a fenced yard, farmers porch, and garden area. The property is located one block from Winthrop Beach and includes multiple areas for outdoor use. Its first-floor placement, bedroom count, and combination of interior and exterior spaces define the current residential configuration.
Key Highlights
- 1,377 SqFt condo with 3 bedrooms and 1 full bath
- First‑floor layout with open living and dining areas
- Modern kitchen with gas cooking and ample counter 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
$23,920
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
4.20%
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%
$478,400
$478.4K
Cap Rate 7%
$341,714
$341.7K
Cap Rate 9%
$265,778
$265.8K
Market Conditions
NOI Build-Up for 1,377 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
$46.3K $33.60/SF
− Vacancy
−$2.8K −$2.02/SF
EGI
$43.5K $31.58/SF
− OpEx
−$19.6K −$14.21/SF
NOI
$23.9K $17.37/SF
Area
Suffolk County, MA
Vacancy
6.00%
Lease Rate
$33.60 /SF/Yr
Expense Ratio
45.00%
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%
$478,400
Cap Rate 7%
$341,714
Cap Rate 9%
$265,778
Alternative Uses
Best Use
Apartment 5plus
$341.7K
$299.0K – $398.7K
NOI $23,920 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$815.2K
$713.3K – $951.1K
NOI $57,063 @ 7.0% cap · market cap 10.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
Explore this area
Business Placement
Demographics for 02152, MA
19,316
Population
8,467
Households
2.3
Avg Household Size
44
Median Age
43%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
11,362
Density / Sq Mi
$106,357
Median Household Income
$68,062
Median Earnings
$1,909
Median Rent
$606,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - First-floor condo near Winthrop Beach with flexible living space and outdoor areas.
Where is this residential income property located?
The property is located at 10 Beach Rd Winthrop, MA.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: 1,377 SqFt condo with 3 bedrooms and 1 full bath; First‑floor layout with open living and dining areas; Modern kitchen with gas cooking and ample counter space
