Office Suite with Finished
For Sale
$439,000
239 Dorchester Street #1, Boston, MA 02127
Functional office suite with bathroom and kitchenette, plus extra finished basement space in South Boston.
Property Size1,225 SF
Price / SF$358.37
Days on Market70
Property Features for 239 Dorchester Street #1
General Information
Standard status
Active
Size
1,225 SF
Zoning
CC
Taxes and HOA fees
Annual Taxes
$2,926
Building Details
Year Built
1930
Listing Agency:
Tucker Real Estate Advisors, Inc.
(603) 828-1384
Listed By:
Evan Nolan
Source:
413realestate
Added: Jun 4
Changed: Aug 8
Last Checked: Aug 8 at 7:50AM
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 Tucker Real Estate Advisors, Inc.
Investment Insights
Based on property information with market context.
This for-sale office suite at 239 Dorchester Street, #1 offers 1,225 square feet of finished commercial space. The unit is set up with a full bathroom and a kitchenette, and it includes a finished basement that can provide additional flexible working or support space.
Located in South Boston, the space is described as having visibility and accessibility along an active corridor. The suite is positioned as a street-level unit within the building, offering direct presence for business and client traffic.
The layout supports a range of uses for an owner-user who wants dedicated office space with an added lower-level area, or for an investor seeking an office asset in South Boston. With the included in-unit bathroom and kitchenette and the benefit of extra finished space, the property is designed to accommodate day-to-day operations without relying on common-area arrangements.
Located in South Boston, the space is described as having visibility and accessibility along an active corridor. The suite is positioned as a street-level unit within the building, offering direct presence for business and client traffic.
The layout supports a range of uses for an owner-user who wants dedicated office space with an added lower-level area, or for an investor seeking an office asset in South Boston. With the included in-unit bathroom and kitchenette and the benefit of extra finished space, the property is designed to accommodate day-to-day operations without relying on common-area arrangements.
Key Highlights
- 1,225 SF office unit at 239 Dorchester St #1 in South Boston
- Year built: 1930
- Includes a full bathroom and kitchenette
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
$36,118
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
8.23%
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%
$722,360
$722.4K
Cap Rate 7%
$515,971
$516.0K
Cap Rate 9%
$401,311
$401.3K
Market Conditions
NOI Build-Up for 1,225 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
$61.7K $50.40/SF
− Vacancy
−$13.6K −$11.09/SF
EGI
$48.2K $39.31/SF
− OpEx
−$12.0K −$9.83/SF
NOI
$36.1K $29.48/SF
Area
Boston, MA
Vacancy
22.00%
Lease Rate
$50.40 /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%
$722,360
Cap Rate 7%
$515,971
Cap Rate 9%
$401,311
Alternative Uses
Best Use
Office B
$516.0K
$451.5K – $602.0K
NOI $36,118 @ 7.0% cap · market cap 8.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$917.3K
$802.6K – $1.07M
NOI $64,210 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,322
Businesses Nearby
Explore this area
Business Placement
Demographics for 02127, MA
37,939
Population
19,495
Households
1.9
Avg Household Size
31
Median Age
69%
College-Educated
95%
High-School Grad
2.1 sq mi
ZIP Area
18,066
Density / Sq Mi
$156,373
Median Household Income
$85,444
Median Earnings
$2,435
Median Rent
$858,600
Median Home Value
Market
Vacancy Rate% for Office in Boston, MA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Functional office suite with bathroom and kitchenette, plus extra finished basement space in South Boston.
Where is this office units located?
The property is located at 239 Dorchester Street #1 Boston, MA.
What is the asking price?
The asking price for this property is $439,000.
What are key features of this property?
This property features: 1,225 SF office unit at 239 Dorchester St #1 in South Boston; Year built: 1930; Includes a full bathroom and kitchenette
