Dental Office Condo
For Sale
$800,000
1051 Beacon #408, Brookline, MA 02446
Fourth-floor dental office condo with 1,160 SF built out for professional use.
Property Size1,160 SF
Price / SF$689.66
Days on Market101
Property Features for 1051 Beacon #408
General Information
Standard status
Active
Size
1,160 SF
Building Details
Year Built
1915
Listing Agency:
Compass
Listed By:
Blake La Grassa
(508) 367-0175
Source:
Dohertyproperties
Added: May 28
Changed: Jul 21
Last Checked: Sep 5 at 4:31AM
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 Compass
Investment Insights
Based on property information with market context.
Available for sale is a 1,160 SF dental office condo suite located on the fourth floor of 1051 Beacon Street, unit #408. The space is currently built out as a dental practice and may accommodate a variety of professional uses.
The condo is positioned in the heart of Brookline’s Coolidge Corner, offering convenient access to a dense professional retail and service environment.
This suite’s existing improvements provide a turn-key foundation for dental-related operations or other compatible professional uses, depending on tenant requirements and approvals.
The condo is positioned in the heart of Brookline’s Coolidge Corner, offering convenient access to a dense professional retail and service environment.
This suite’s existing improvements provide a turn-key foundation for dental-related operations or other compatible professional uses, depending on tenant requirements and approvals.
Key Highlights
- 1,160 SF fourth‑floor dental office condo at 1051 Beacon Street (#408) in Brookline’s Coolidge Corner
- Unit built out as a dental practice and can accommodate a variety of professional uses
- Building year built: 1915
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
$36,807
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
4.60%
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%
$736,140
$736.1K
Cap Rate 7%
$525,814
$525.8K
Cap Rate 9%
$408,967
$409.0K
Market Conditions
NOI Build-Up for 1,160 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
$62.9K $54.24/SF
− Vacancy
−$13.8K −$11.93/SF
EGI
$49.1K $42.31/SF
− OpEx
−$12.3K −$10.58/SF
NOI
$36.8K $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%
$736,140
Cap Rate 7%
$525,814
Cap Rate 9%
$408,967
Alternative Uses
Best Use
Office B
$525.8K
$460.1K – $613.5K
NOI $36,807 @ 7.0% cap · market cap 4.60%
Second Best
Healthcare Medical
$481.0K
$420.9K – $561.2K
NOI $33,671 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$686.7K
$600.9K – $801.2K
NOI $48,070 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Fourth-floor dental office condo with 1,160 SF built out for professional use.
Where is this medical office space located?
The property is located at 1051 Beacon #408 Brookline, MA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 1,160 SF fourth‑floor dental office condo at 1051 Beacon Street (#408) in Brookline’s Coolidge Corner; Unit built out as a dental practice and can accommodate a variety of professional uses; Building year built: 1915
