Medical Office
For Sale
Contact for pricing
1180 Beacon St, Brookline, MA 02446
Medical office suite with four private offices, a private bathroom, and a waiting area.
Property Size790 SF
Price / SF$601.27
Days on Market593
Property Features for 1180 Beacon St
General Information
Standard status
Active
Size
790 SF
Property subtype
OFFICE
Listing Agency:
Godino & Company, Inc.
(617) 965-4200
Listed By:
Susan Ellis · License #9578894
Source:
Moodyscre
Added: Jan 29, 2025
Changed: Sep 7
Last Checked: Sep 14 at 10:18AM
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 Godino & Company, Inc.
Investment Insights
Based on property information with market context.
Medical office space totaling 790 SF, configured for clinical or behavioral health use. The suite includes four private offices, a private bathroom, and a waiting area, creating a practical layout for appointments and client flow.
The space is presented as an office option for psychiatry, social workers, and mental health practitioners. Public remarks also reference a mix of established healthcare practices associated with the location, including Beth Israel Lahey Primary Care, Brookline Pediatrics/Boston Children’s Hospital Primary Care, Boston Neuro Behavioral Associates, Smile Boston Cosmetic & Implant Dentistry, Holtzman Medical Group, Quest Diagnostics, Measured Wellness, and Pastor Medical Group.
This offering is best suited for professionals seeking dedicated private rooms and a separate waiting area within a compact medical office footprint.
The space is presented as an office option for psychiatry, social workers, and mental health practitioners. Public remarks also reference a mix of established healthcare practices associated with the location, including Beth Israel Lahey Primary Care, Brookline Pediatrics/Boston Children’s Hospital Primary Care, Boston Neuro Behavioral Associates, Smile Boston Cosmetic & Implant Dentistry, Holtzman Medical Group, Quest Diagnostics, Measured Wellness, and Pastor Medical Group.
This offering is best suited for professionals seeking dedicated private rooms and a separate waiting area within a compact medical office footprint.
Key Highlights
- 790 SF medical office suite
- Four private offices
- Private bathroom
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
$25,067
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
5.28%
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%
$501,340
$501.3K
Cap Rate 7%
$358,100
$358.1K
Cap Rate 9%
$278,522
$278.5K
Market Conditions
NOI Build-Up for 790 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
$42.8K $54.24/SF
− Vacancy
−$9.4K −$11.93/SF
EGI
$33.4K $42.31/SF
− OpEx
−$8.4K −$10.58/SF
NOI
$25.1K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /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%
$501,340
Cap Rate 7%
$358,100
Cap Rate 9%
$278,522
Alternative Uses
Best Use
Office B
$358.1K
$313.3K – $417.8K
NOI $25,067 @ 7.0% cap · market cap 5.28%
Second Best
Healthcare Medical
$327.6K
$286.6K – $382.2K
NOI $22,931 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$467.7K
$409.2K – $545.6K
NOI $32,737 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
12,891
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02446, MA
31,957
Population
15,298
Households
2.1
Avg Household Size
34
Median Age
85%
College-Educated
97%
High-School Grad
1.3 sq mi
ZIP Area
24,582
Density / Sq Mi
$127,519
Median Household Income
$73,950
Median Earnings
$2,757
Median Rent
$1,172,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office suite with four private offices, a private bathroom, and a waiting area.
Where is this medical office space located?
The property is located at 1180 Beacon St Brookline, MA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 790 SF medical office suite; Four private offices; Private bathroom
