Creative Office Condo with
For Sale
$800,000
300 Summer St # 11 Boston, Boston, MA 02210
Office condo with large front windows, high ceilings, open layout, and loft space for added storage.
Property Size1,332 SF
Price / SF$600.60
Days on Market93
Property Features for 300 Summer St # 11 Boston
General Information
Standard status
Active
Size
1,332 SF
Zoning
999
Taxes and HOA fees
Annual Taxes
$8,354
Building Details
Building Size
1,332 SF
Year Built
1898
Listed By:
Amanda Lucido Hodges
(508) 643-8166
Source:
Bournetosellrealestate
Added: Jun 4
Changed: Aug 24
Last Checked: Sep 2 at 1:44PM
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 Amanda Lucido Hodges
Investment Insights
Based on property information with market context.
This commercial condo in the Artist Building offers an open layout with high ceilings and abundant natural light from large windows fronting Summer Street. Loft space provides additional storage capacity, supporting flexible day-to-day use within the unit.
Set in Boston’s Seaport District, the property is described as just steps from South Station, the Harborwalk, and the waterfront, with nearby cafes, restaurants, and shops.
A good fit for businesses seeking a bright, columned-free-style interior feel with built-in loft storage, this unit is positioned as a street-facing space within a creative office-oriented building.
Set in Boston’s Seaport District, the property is described as just steps from South Station, the Harborwalk, and the waterfront, with nearby cafes, restaurants, and shops.
A good fit for businesses seeking a bright, columned-free-style interior feel with built-in loft storage, this unit is positioned as a street-facing space within a creative office-oriented building.
Key Highlights
- Commercial office condo in the Artist Building at 300 Summer Street, Boston (Seaport District).
- Large windows front on busy Summer Street for abundant natural light.
- Open layout with high ceilings.
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
$39,273
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
4.91%
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%
$785,460
$785.5K
Cap Rate 7%
$561,043
$561.0K
Cap Rate 9%
$436,367
$436.4K
Market Conditions
NOI Build-Up for 1,332 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
$67.1K $50.40/SF
− Vacancy
−$14.8K −$11.09/SF
EGI
$52.4K $39.31/SF
− OpEx
−$13.1K −$9.83/SF
NOI
$39.3K $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%
$785,460
Cap Rate 7%
$561,043
Cap Rate 9%
$436,367
Alternative Uses
Best Use
Office B
$561.0K
$490.9K – $654.6K
NOI $39,273 @ 7.0% cap · market cap 4.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$997.4K
$872.7K – $1.16M
NOI $69,818 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,823
Businesses Nearby
Explore this area
Business Placement
Demographics for 02210, MA
5,808
Population
5,227
Households
1.1
Avg Household Size
35
Median Age
93%
College-Educated
100%
High-School Grad
0.9 sq mi
ZIP Area
6,453
Density / Sq Mi
$178,833
Median Household Income
$121,855
Median Earnings
$3,501
Median Rent
$1,212,000
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?
Creative space - Office condo with large front windows, high ceilings, open layout, and loft space for added storage.
Where is this creative space located?
The property is located at 300 Summer St # 11 Boston Boston, MA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Commercial office condo in the Artist Building at 300 Summer Street, Boston (Seaport District).; Large windows front on busy Summer Street for abundant natural light.; Open layout with high ceilings.
