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    11 Pearl Avenue Winthrop, MA 2152

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    For Sale
    $1,050,000

    Vacant 3-family near the ocean in Winthrop, Massachusetts.

    Type:Multi-family / 3 Family
    Property size:
    4,032 SF
    Added:
    Mar 25, 2026
    Days on Market:
    23
    Last Refresh:
    Mar 25 at 8:13 pm

    Property Features for 11 Pearl Avenue

    General Information

    Standard status
    Active
    Size
    4,032 SF
    Property subtype
    Multi-family / 3 Family

    Building Details

    Year Built
    1890

    We can help!

    Listing Contact
    Reserve Team

    Listing agent Reserve Team

    Listing office Reference Real Estate

    Listing date Mar 25, 2026

    Source Compass

    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 Reference Real Estate

    Overview

    Vacant Multifamily Near the Ocean

    Located in Winthrop, Massachusetts, 11 Pearl Ave is a vacant 3-family property situated one block from the ocean. The building offers 4,032 square feet of income-producing space. It features a total of 11 bedrooms across three floors. The property includes three separate heating systems and a 200-amp electric system. The property is currently vacant, allowing for immediate occupancy and rental opportunities. The location in Winthrop, described as one of the last undervalued waterfront towns in Greater Boston, suggests potential for appreciation. The property's potential uses include owner-occupancy with rental income from the other two units, or full rental operation of all three units.
    Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Winthrop
    County
    Suffolk
    State
    Massachusetts
    Longitude
    -70.9733917
    Latitude
    42.376341

    Nearby Similar for Sale

    • $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
    • $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

    FAQs

    What type of property is this?
    Triplex - Vacant 3-family near the ocean in Winthrop, Massachusetts.
    Where is this triplex located?
    The property is located at 11 Pearl Avenue Winthrop, MA.
    What is the asking price?
    The asking price for this property is $1,050,000.
    What are key features of this property?
    This property features: Waterfront location in Winthrop, near the ocean and public beach.; High income potential: **$10,500/month at market rents.**; Vacant 3‑family property, ready for immediate occupancy or rental.
    (781) 342-0052
    We can help!
    Listing Contact
    Reserve Team
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    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
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