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    28 Constitution Rd Boston, MA 02129

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    Trophy marina asset in a world-class urban waterfront setting.

    Property Features for 28 Constitution Rd

    General Information

    Standard status
    Pending

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    Listing Contact
    Andrew Cantor
    Source: Crexi

    Listing Agency: Colliers - Atlanta, Georgia Listing Agent: Andrew Cantor

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

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    Overview

    Premier Boston Harbor Waterfront Marina

    Constitution Marina is a premier waterfront asset located in the heart of Boston Harbor. It is recognized as one of New England’s most distinguished marinas, serving as a cornerstone of Boston’s boating community and a gateway to the city’s waterfront lifestyle. The marina is strategically positioned adjacent to the U.S.S. Constitution and steps from Downtown Boston, offering proximity to major attractions, restaurants, and shopping. Its location provides immediate access to the Boston Harbor Islands National Park and the Atlantic Ocean, while being minutes from Logan International Airport and directly connected to the region’s interstate network, making it an exceptional home port for both local and visiting boaters. The marina offers a waterfront experience in the heart of Boston Harbor and provides immediate access to the Harbor Islands and the Atlantic. Its central location offers convenience, being minutes from Logan International Airport and directly connected to the region’s interstate network, making it an ideal launch point for both local cruising and extended coastal adventures. The marina is located at the crossroads of the city’s maritime heritage and its thriving waterfront community. It is just minutes away from TD Garden, Newbury Street in Back Bay, and Fenway Park. The marina is steps away from the historic Freedom Trail, Boston Common and Public Garden, the vibrant Seaport District, and Encore Boston Harbor.
    Location Intelligence

    Current Use by Public Records

    Night Rider Charters ... Boat Rental Service Bed & Breakfast Afloat ... Bed & Breakfast Olmstead Sound Recording Studio MARINE BAY WIDE ... (Bike/Boat/Book/etc) Store Constitution Yacht Charters ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Law Firm Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Boston
    County
    Suffolk
    State
    Massachusetts
    Longitude
    -71.0598019
    Latitude
    42.3706256

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    FAQs

    What type of property is this?
    Marina - Trophy marina asset in a world-class urban waterfront setting.
    Where is this marina located?
    The property is located at 28 Constitution Rd Boston, MA.
    What are key features of this property?
    This property features: - Premier waterfront location in the heart of Boston Harbor, offering a gateway to the city's waterfront lifestyle.; - Unmatched proximity to major Boston attractions, restaurants, and shopping, including the U.S.S. Constitution and Downtown Boston.; - Immediate access to Boston Harbor Islands National Park and the Atlantic Ocean.
    Request Owner's contact information
    28 Constitution Rd Boston, MA 02129
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    Boston, MA 02129
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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
    28 Constitution Rd Boston, MA 02129
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    Listing Contact
    Andrew Cantor
    Real Estate License ID: 287104
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