Built-Out Medical Office
For Sale
$1,395,000
1051 Beacon St # 306, Brookline, MA 02446
Fully built-out medical suite with multiple exam and clinical rooms plus deeded parking space.
Property Size1,400 SF
Price / SF$996.43
Days on Market89
Property Features for 1051 Beacon St # 306
General Information
Standard status
Active
Size
1,400 SF
Total Parking Spaces
1
Property subtype
Commercial
Zoning
M20
Lease Type
NNN
Additional Details
Office Units
1
Taxes and HOA fees
Annual Taxes
$14,074
Building Details
Building Size
1,400 SF
Year Built
1915
Tenancy
Single
Listing Agency:
Coldwell Banker Realty - Westford
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 27
Changed: Aug 23
Last Checked: Aug 22 at 9:22AM
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 Coldwell Banker Realty - Westford
Investment Insights
Based on property information with market context.
This fully built-out commercial office condominium includes a reception/business area with bay windows, leading to a private consultation office with exposed brick. Two restrooms are located just beyond, followed by a central corridor that serves the clinical wing. The clinical portion provides three exam rooms, an imaging room, a sterilization suite, and a lab, with a staff lounge completing the layout. The space is currently configured as a dental practice.
The property is offered for sale as part of Greater Boston’s established medical and professional corridors, located at 1051 Beacon Street, Unit 306 in Brookline, Massachusetts. It also includes a deeded parking space.
The interior configuration is designed specifically for clinical operations, with dedicated patient-facing and back-of-house areas throughout the suite.
The property is offered for sale as part of Greater Boston’s established medical and professional corridors, located at 1051 Beacon Street, Unit 306 in Brookline, Massachusetts. It also includes a deeded parking space.
The interior configuration is designed specifically for clinical operations, with dedicated patient-facing and back-of-house areas throughout the suite.
Key Highlights
- Fully built‑out ~1,400 SF medical office condominium with multiple clinical rooms and a reception/business area.
- Clinical wing includes three exam rooms, imaging room, sterilization suite, and lab.
- Includes private consultation office with exposed brick, plus two restrooms and a staff lounge.
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
$44,423
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
3.18%
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%
$888,460
$888.5K
Cap Rate 7%
$634,614
$634.6K
Cap Rate 9%
$493,589
$493.6K
Market Conditions
NOI Build-Up for 1,400 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
$75.9K $54.24/SF
− Vacancy
−$16.7K −$11.93/SF
EGI
$59.2K $42.31/SF
− OpEx
−$14.8K −$10.58/SF
NOI
$44.4K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /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%
$888,460
Cap Rate 7%
$634,614
Cap Rate 9%
$493,589
Alternative Uses
Best Use
Office B
$634.6K
$555.3K – $740.4K
NOI $44,423 @ 7.0% cap · market cap 3.18%
Second Best
Healthcare Medical
$580.5K
$508.0K – $677.3K
NOI $40,638 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$828.8K
$725.2K – $966.9K
NOI $58,016 @ 7.0% cap · market cap 4.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
7,115
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02446, MA
31,957
Population
15,298
Households
2.1
Avg Household Size
34
Median Age
85%
College-Educated
97%
High-School Grad
1.3 sq mi
ZIP Area
24,582
Density / Sq Mi
$127,519
Median Household Income
$73,950
Median Earnings
$2,757
Median Rent
$1,172,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Fully built-out medical suite with multiple exam and clinical rooms plus deeded parking space.
Where is this medical office space located?
The property is located at 1051 Beacon St # 306 Brookline, MA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Fully built‑out ~1,400 SF medical office condominium with multiple clinical rooms and a reception/business area.; Clinical wing includes three exam rooms, imaging room, sterilization suite, and lab.; Includes private consultation office with exposed brick, plus two restrooms and a staff lounge.
