Corner Mixed-Use
For Sale
$1,390,000
1152 Dorchester Ave, Boston, MA 02125
Residential and commercial uses are combined within a prominent corner building near transit and neighborhood amenities.
Property Size4,398 SF
Days on Market42
Property Features for 1152 Dorchester Ave
General Information
Standard status
Active
Size
4,398 SF
Property subtype
4 Family
Site & Location
Corner Location
Yes
Public Transit
Yes
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,630
Building Details
Building Size
4,398 SF
Year Built
1940
Tenancy
Multi
Listing Agency:
The Galvin Group, LLC
(617) 436-2000
Listed By:
Team Galvin
Source:
Donnellyandco
Added: Jun 26
Changed: Aug 3
Last Checked: Aug 6 at 3:50AM
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 The Galvin Group, LLC
Investment Insights
Based on property information with market context.
Located at 1152 Dorchester Ave in Boston, this mixed-use property combines three residential units with one commercial storefront. The prominent corner configuration brings both housing and commercial space together in a building constructed in 1940.
The property is near the Savin Hill Red Line station, Malibu Beach, UMass Boston, restaurants, shopping, and major commuter routes. Its Dorchester setting places multiple transportation, educational, recreational, dining, and retail destinations within the surrounding area.
The property is near the Savin Hill Red Line station, Malibu Beach, UMass Boston, restaurants, shopping, and major commuter routes. Its Dorchester setting places multiple transportation, educational, recreational, dining, and retail destinations within the surrounding area.
Key Highlights
- Three residential units plus one commercial storefront
- Prominent corner property at 1152 Dorchester Ave
- Constructed in 1940
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
$107,366
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
7.72%
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%
$2,147,320
$2.1M
Cap Rate 7%
$1,533,800
$1.5M
Cap Rate 9%
$1,192,956
$1.2M
Market Conditions
NOI Build-Up for 4,398 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
$184.7K $42.00/SF
− Vacancy
−$12.9K −$2.94/SF
EGI
$171.8K $39.06/SF
− OpEx
−$64.4K −$14.65/SF
NOI
$107.4K $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%
$2,147,320
Cap Rate 7%
$1,533,800
Cap Rate 9%
$1,192,956
Alternative Uses
Best Use
Mixed Use
$1.53M
$1.34M – $1.79M
NOI $107,366 @ 7.0% cap · market cap 7.72%
Second Best
Apartment 5plus
$1.48M
$1.29M – $1.72M
NOI $103,318 @ 7.0% cap · market cap 7.43%
Theoretical Best
Office A
$3.29M
$2.88M – $3.84M
NOI $230,526 @ 7.0% cap · market cap 16.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,742
Businesses Nearby
Explore this area
Business Placement
Demographics for 02125, MA
34,926
Population
14,999
Households
2.3
Avg Household Size
32
Median Age
42%
College-Educated
87%
High-School Grad
2.2 sq mi
ZIP Area
15,875
Density / Sq Mi
$71,810
Median Household Income
$52,106
Median Earnings
$1,897
Median Rent
$645,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and commercial uses are combined within a prominent corner building near transit and neighborhood amenities.
Where is this mixed-use property located?
The property is located at 1152 Dorchester Ave Boston, MA.
What is the asking price?
The asking price for this property is $1,390,000.
What are key features of this property?
This property features: Three residential units plus one commercial storefront; Prominent corner property at 1152 Dorchester Ave; Constructed in 1940
