Mixed-Use Property with
For Sale
$2,048,000
Pending
11 John St, Newton, MA 02459
Connected commercial and residential buildings with split MR1 and BU1 zoning support multiple redevelopment configurations.
Property Size6,047 SF
Days on Market164
Property Features for 11 John St
General Information
Standard status
Pending
Size
6,047 SF
Total Parking Spaces
18
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$25,000
Building Details
Buildings
2
Listing Agency:
Centre Realty Group
(617) 775-0894
Listed By:
John Saleh · License #9503072
(617) 775-0894
Source:
Exprealty
Added: Mar 11
Changed: Aug 15
Last Checked: Aug 20 at 12:06PM
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 Centre Realty Group
Investment Insights
Based on property information with market context.
This mixed-use property includes two connected buildings totaling 5, 000+ sq ft, along with a walkout lower level on the commercial side and a basement serving the residential side. The parcel is divided between approximately half MR1 multi-residential zoning and half BU1 business zoning, creating a combination of residential and commercial land-use designations. The city has no demolition delay on the property.
Approximately 18 off-street parking spaces are included, with room for additional parking. The property is on John Street just off Route 9, within walking distance of Chestnut Hill Square, Wegmans, The Street at Chestnut Hill, The Mall at Chestnut Hill, and the Atrium office development.
Approximately 18 off-street parking spaces are included, with room for additional parking. The property is on John Street just off Route 9, within walking distance of Chestnut Hill Square, Wegmans, The Street at Chestnut Hill, The Mall at Chestnut Hill, and the Atrium office development.
Key Highlights
- Two connected buildings totaling 5, 000+ sq ft
- Approximately half MR1 and half BU1 zoning across the parcel
- Walkout lower level on the commercial side and basement on the residential side
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
$99,776
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
4.87%
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%
$1,995,520
$2.0M
Cap Rate 7%
$1,425,371
$1.4M
Cap Rate 9%
$1,108,622
$1.1M
Market Conditions
NOI Build-Up for 6,047 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
$181.4K $30.00/SF
− Vacancy
−$21.8K −$3.60/SF
EGI
$159.6K $26.40/SF
− OpEx
−$59.9K −$9.90/SF
NOI
$99.8K $16.50/SF
Area
Middlesex County, MA
Vacancy
12.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,995,520
Cap Rate 7%
$1,425,371
Cap Rate 9%
$1,108,622
Alternative Uses
Best Use
Mixed Use
$1.43M
$1.25M – $1.66M
NOI $99,776 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.58M
$3.13M – $4.18M
NOI $250,586 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
711
Businesses Nearby
Explore this area
Business Placement
Demographics for 02459, MA
19,017
Population
6,828
Households
2.8
Avg Household Size
44
Median Age
84%
College-Educated
98%
High-School Grad
5.0 sq mi
ZIP Area
3,803
Density / Sq Mi
$214,941
Median Household Income
$87,409
Median Earnings
$2,308
Median Rent
$1,336,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Connected commercial and residential buildings with split MR1 and BU1 zoning support multiple redevelopment configurations.
Where is this mixed-use property located?
The property is located at 11 John St Newton, MA.
What is the asking price?
The asking price for this property is $2,048,000.
What are key features of this property?
This property features: Two connected buildings totaling 5, 000+ sq ft; Approximately half MR1 and half BU1 zoning across the parcel; Walkout lower level on the commercial side and basement on the residential side
