Mixed-Use Land Near Boston
For Sale
$4,000,000
114-116 North Beacon, Boston, MA 02135
Land near Boston Landing and Allston Yards mixed-use developments.
Property Size7,500 SF
Price / SF$533.33
Days on Market462
Property Features for 114-116 North Beacon
General Information
Standard status
Active
Size
7,500 SF
Taxes and HOA fees
Annual Taxes
$49,000
Building Details
Year Built
1940
Listing Agency:
Charlesgate Realty Group, llc
Listed By:
Beatrice Bray
Source:
Corcoran
Added: May 30, 2025
Changed: Mar 16
Last Checked: Apr 13 at 3:53PM
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 Charlesgate Realty Group, llc
Investment Insights
Based on property information with market context.
The property at 114-116 North Beacon Street is located within walking distance of Boston Landing, a mixed-use development in the Allston-Brighton neighborhood. Boston Landing, situated adjacent to the Massachusetts Turnpike (I-90) and approximately 4 miles west of downtown Boston, features office spaces, high-end residential units, retail establishments, and sports facilities. The Boston Landing Station, a commuter rail station on the Framingham/Worcester Line, is a notable feature. It is also home to the New Balance World Headquarters, which includes the Warrior Ice Arena (a practice facility for the Boston Bruins) and the Auerbach Center (the Boston Celtics practice facility). The property is also located 0.25 miles away from Allston Yards, a large-scale mixed-use development currently under construction that will include residential, commercial, retail, and recreational spaces. The property consists of three contiguous parcels, totaling 15,709 square feet of land.
Key Highlights
- Proximity to Boston Landing, a mixed‑use development.
- Close to the Boston Landing Station (Framingham/Worcester Line).
- Near the New Balance World Headquarters, Warrior Ice Arena, and Auerbach Center.
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
$183,094
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
4.58%
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%
$3,661,880
$3.7M
Cap Rate 7%
$2,615,629
$2.6M
Cap Rate 9%
$2,034,378
$2.0M
Market Conditions
NOI Build-Up for 7,500 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
$315.0K $42.00/SF
− Vacancy
−$22.1K −$2.94/SF
EGI
$293.0K $39.06/SF
− OpEx
−$109.9K −$14.65/SF
NOI
$183.1K $24.41/SF
Area
Boston, MA
Vacancy
7.00%
Lease Rate
$42.00 /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%
$3,661,880
Cap Rate 7%
$2,615,629
Cap Rate 9%
$2,034,378
Alternative Uses
Best Use
Mixed Use
$2.62M
$2.29M – $3.05M
NOI $183,094 @ 7.0% cap · market cap 4.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.62M
$4.91M – $6.55M
NOI $393,120 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
590
Businesses Nearby
Explore this area
Business Placement
Demographics for 02135, MA
47,232
Population
22,519
Households
2.1
Avg Household Size
29
Median Age
71%
College-Educated
93%
High-School Grad
2.6 sq mi
ZIP Area
18,166
Density / Sq Mi
$88,208
Median Household Income
$57,124
Median Earnings
$2,179
Median Rent
$684,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Land near Boston Landing and Allston Yards mixed-use developments.
Where is this commercial land located?
The property is located at 114-116 North Beacon Boston, MA.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Proximity to Boston Landing, a mixed‑use development.; Close to the Boston Landing Station (Framingham/Worcester Line).; Near the New Balance World Headquarters, Warrior Ice Arena, and Auerbach Center.
