Versatile Commercial Property For
For Sale
$599,000
12-16 Brooks Ave, Quincy, MA 02169
Standalone commercial property with two spaces, ideal for investors.
Property Size2,090 SF
Price / SF$286.60
Days on Market413
Property Features for 12-16 Brooks Ave
General Information
Standard status
Active
Size
2,090 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,308
Building Details
Year Built
1926
Listing Agency:
V & E Realty
(617) 786-9399
Listed By:
Derek Wong · License #455500324
Source:
Corcoran
Added: Jun 25, 2025
Changed: Aug 9
Last Checked: Aug 9 at 7:52PM
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 V & E Realty
Investment Insights
Based on property information with market context.
This standalone commercial property offers 2090 square feet of space and features two separate spaces, each with its own private entrance. This layout makes it suitable for multiple tenants or a variety of business uses. The finished lower level provides additional storage or potential office space, enhancing the property's versatility. The property is currently vacant.
Key Highlights
- Standalone commercial property with two separate spaces.
- Each space has a private entrance, suitable for multiple tenants.
- Finished lower level provides additional storage or office space.
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
$33,708
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
5.63%
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%
$674,160
$674.2K
Cap Rate 7%
$481,543
$481.5K
Cap Rate 9%
$374,533
$374.5K
Market Conditions
NOI Build-Up for 2,090 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
$50.2K $24.00/SF
− Vacancy
−$2.0K −$0.96/SF
EGI
$48.2K $23.04/SF
− OpEx
−$14.4K −$6.91/SF
NOI
$33.7K $16.13/SF
Area
Quincy, MA
Vacancy
4.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
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%
$674,160
Cap Rate 7%
$481,543
Cap Rate 9%
$374,533
Alternative Uses
Best Use
Office B
$808.8K
$707.7K – $943.6K
NOI $56,618 @ 7.0% cap · market cap 9.45%
Second Best
Retail
$481.5K
$421.4K – $561.8K
NOI $33,708 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,476 @ 7.0% cap · market cap 14.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,350
Businesses Nearby
Explore this area
Business Placement
Demographics for 02169, MA
62,140
Population
30,198
Households
2.1
Avg Household Size
39
Median Age
48%
College-Educated
92%
High-School Grad
12.1 sq mi
ZIP Area
5,136
Density / Sq Mi
$92,080
Median Household Income
$60,166
Median Earnings
$1,975
Median Rent
$552,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Standalone commercial property with two spaces, ideal for investors.
Where is this office units located?
The property is located at 12-16 Brooks Ave Quincy, MA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Standalone commercial property with two separate spaces.; Each space has a private entrance, suitable for multiple tenants.; Finished lower level provides additional storage or office space.
