Mixed-Use Three-Family
New
For Sale
$819,000
12 Mason St, Lynn, MA 01902
Three residential units accompany a commercial unit, with separate utilities and on-site parking.
Property Size1,900 SF
Days on Market7
Property Features for 12 Mason St
General Information
Standard status
Active
Size
1,900 SF
Total Parking Spaces
6
Property subtype
Commercial
Amenities
coin-laundry
Building Details
Building Size
1,900 SF
Year Built
1900
Tenancy
Multi
Listing Agency:
United Brokers
(781) 629-2258
Listed By:
Bettina Oliva · License #9042356
(617) 816-5229
Source:
Iverty
Added: Sep 7
Changed: Sep 13
Last Checked: Sep 13 at 10:59AM
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 United Brokers
Investment Insights
Based on property information with market context.
Located at 12 Mason Street in Lynn, Massachusetts, this mixed-use property includes three residential units and one commercial unit currently used as a variety store. The first residence has a living room, eat-in kitchen, three bedrooms, and a full bath. Unit 1R includes a living room, kitchen, one bedroom, and a full bath, while Unit 2 offers a living room, eat-in kitchen, three to four bedrooms, and a full bath.
The commercial space measures 623 square feet. Property features include coin-operated laundry in the basement, a Navien heating system, separate utilities, parking for four cars, and a two-car garage. The property is near public transportation, schools, restaurants, a park, North Shore Community College, and a commuter train.
The commercial space measures 623 square feet. Property features include coin-operated laundry in the basement, a Navien heating system, separate utilities, parking for four cars, and a two-car garage. The property is near public transportation, schools, restaurants, a park, North Shore Community College, and a commuter train.
Key Highlights
- Three residential units plus one commercial unit
- 623‑square‑foot commercial unit currently used as a variety store
- Unit 2 includes 3‑4 bedrooms, living room, eat‑in kitchen, and full bath
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
$38,988
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
4.76%
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%
$779,760
$779.8K
Cap Rate 7%
$556,971
$557.0K
Cap Rate 9%
$433,200
$433.2K
Market Conditions
NOI Build-Up for 1,900 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
$54.7K $28.80/SF
− Vacancy
−$2.7K −$1.44/SF
EGI
$52.0K $27.36/SF
− OpEx
−$13.0K −$6.84/SF
NOI
$39.0K $20.52/SF
Area
Lynn, MA
Vacancy
5.00%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
25.00%
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%
$779,760
Cap Rate 7%
$556,971
Cap Rate 9%
$433,200
Alternative Uses
Best Use
Specialty Retail
$557.0K
$487.4K – $649.8K
NOI $38,988 @ 7.0% cap · market cap 4.76%
Second Best
Multifamily LT 5
$545.5K
$477.3K – $636.5K
NOI $38,187 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$672.3K
$588.2K – $784.3K
NOI $47,059 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,126
Businesses Nearby
Explore this area
Business Placement
Demographics for 01902, MA
50,725
Population
19,655
Households
2.6
Avg Household Size
35
Median Age
20%
College-Educated
75%
High-School Grad
2.4 sq mi
ZIP Area
21,135
Density / Sq Mi
$66,755
Median Household Income
$39,506
Median Earnings
$1,571
Median Rent
$456,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three residential units accompany a commercial unit, with separate utilities and on-site parking.
Where is this mixed-use property located?
The property is located at 12 Mason St Lynn, MA.
What is the asking price?
The asking price for this property is $819,000.
What are key features of this property?
This property features: Three residential units plus one commercial unit; 623‑square‑foot commercial unit currently used as a variety store; Unit 2 includes 3‑4 bedrooms, living room, eat‑in kitchen, and full bath
