Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Winthrop Commercial Building in CB Title is generated by Realmo AI

    11-13 Pauline Street, Winthrop, MA 02152

    View on Map
    Claim this Listing
    For Sale
    $550,000

    Well-maintained commercial building in Winthrop's Central Business District.

    Type:Commercial
    Property size:
    1,900 SF
    Price / SF:
    $289/SF
    Added:
    Dec 1, 2025
    Days on Market:
    187
    Last Refresh:
    Apr 21 at 6:43 am

    Property Features for 11-13 Pauline Street

    General Information

    Standard status
    Active
    Size
    1,900 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1920

    We can help!

    Listing Contact
    Lisa Leonard

    Listing agent Lisa Leonard

    Listing office Century 21 Mario Real Estate

    Listing date Dec 1, 2025

    Source Stevebremis

    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 Century 21 Mario Real Estate

    HighLights

    • Prime location in Winthrop's Central Business District (CB) with high visibility and foot traffic.
    • Versatile property suitable for professional office, retail, or investment purposes.
    • Two well‑maintained and updated units with open layouts.
    • Second‑floor unit features vaulted ceilings, private offices, a loft, kitchenette, and enclosed porch.
    • Proximity to Town Hall, Police Station, Library, and other key municipal services.
    • Located in a desirable ocean‑side community with shops, parks, beaches, and public transportation.

    Overview

    Located in Winthrop's Central Business District, this well-maintained and updated commercial building offers two units with open and versatile layouts. The property features a warm and inviting main entry with common restrooms. The first-floor unit is street-side with great exposure, full windows, and an open layout suitable for office or possible retail use. The second-floor unit is bright and sunny, featuring two large open areas, vaulted ceilings, two private offices, a loft area, a kitchenette, wall-to-wall carpeting, and a private enclosed porch. The property is currently used as an office. Situated in the busy CB District in Metcalf Square, it is steps from Town Hall, the Police Station, and the Library. The Town of Winthrop is an ocean-side community with shops, parks, marinas, inns, beaches, public transportation, restaurants, and a wide array of local businesses. The property has a size of 1900 square feet. The CB district allows for many possible uses with town approval.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $75.9k $39.96
    − Vacancy −$14.2k −$7.47
    EGI $61.7k $32.49
    − OpEx −$15.4k −$8.12
    NOI $46.3k $24.37
    1,900 SF · lease $39.96/SF/yr · vacancy 18.70% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $661.4K
    $578.7K – $771.6K (±1% cap)
    NOI $46,295 @ 7.0% cap · market cap 8.42%
    Second Best
    Retail
    $530.7K
    $464.3K – $619.1K (±1% cap)
    NOI $37,147 @ 7.0% cap · market cap 6.75%
    Theoretical Best
    Office A
    $1.12M
    $984.2K – $1.31M (±1% cap)
    NOI $78,736 @ 7.0% cap · market cap 14.32%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Winthrop
    County
    Suffolk
    State
    Massachusetts
    Longitude
    -70.9848745
    Latitude
    42.3770391

    Nearby Similar for Sale

    • $550,000

      Winthrop Commercial Building For Sale

      Well-maintained commercial building in Winthrop's Central Business District.
      11-13 Pauline St, Winthrop, MA 02152
      View Details
    • $375,000

      Winthrop Sports Bar with Licenses

      Fully equipped sports bar with licenses and ample parking.
      59 Putnam St, Winthrop, MA 02152
      View Details
    • $1,299,000
      1,152 SF

      Two-Bay Mechanic Shop For Sale

      Two-bay mechanic shop with lifts on a corner lot.
      250 Washington Ave, Winthrop, MA, MA 02152
      View Details
    • $1,499,000
      1,152 SF

      Commercial Building Across From Ocean

      Corner lot building with two-bay garage and office space.
      250 Washington Ave, Winthrop, MA 02152
      View Details
    • $375,000

      Winthrop Sports Bar For Sale

      Fully equipped sports bar with liquor license and ample parking.
      59 Putnam St, Winthrop, MA 02152
      View Details
    • $375,000
      2,082 SF

      Winthrop Sports Bar For Sale

      Fully equipped sports bar with liquor license and ample parking.
      59 Putnam Street, Winthrop, MA 02152
      View Details
    • $650,000
      2,278 SF

      Winthrop Two-Family Coastal Property

      Two-family property in Winthrop with ocean views and rental potential.
      1080 Shirley St, Winthrop, MA 02152
      View Details
    • $829,986
      2,560 SF

      Winthrop Two-Family Property

      Well-maintained two-family property in desirable Winthrop location.
      50 Main Street, Winthrop, MA 02152
      View Details
    • $1,399,000
      1,152 SF

      Corner Lot Commercial Building

      Two-bay garage with lifts on a corner lot.
      250 Washington Ave, Winthrop, MA 02152
      View Details
    • $1,050,000
      4,032 SF

      Vacant Multifamily Near the Ocean

      Vacant 3-family near the ocean in Winthrop, Massachusetts.
      11 Pearl Avenue, Winthrop, MA 02152
      View Details
    • $550,000
      1,900 SF

      Winthrop Commercial Building in CBD

      Two-unit commercial building in Winthrop's Central Business District.
      11-13 Pauline St, Winthrop, MA 02152
      View Details
    • $1,499,000
      1,152 SF

      Two-Bay Garage on Corner Lot

      Commercial building with two-bay garage and office space.
      250 Washington Avenue, Winthrop, MA 02152
      View Details

    FAQs

    What type of property is this?
    Office building - Well-maintained commercial building in Winthrop's Central Business District.
    Where is this office building located?
    The property is located at 11-13 Pauline Street Winthrop, MA.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: Prime location in Winthrop's Central Business District (CB) with high visibility and foot traffic.; Versatile property suitable for professional office, retail, or investment purposes.; Two well‑maintained and updated units with open layouts.
    We can help!
    Listing Contact
    Lisa Leonard
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    11-13 Pauline Street, Winthrop, MA 02152
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!