Separately Metered Mixed-Use
New
For Sale
$1,199,000
8 Washington Place, Braintree, MA 02184
Four-level building with offices, bathrooms, common areas, and residential quarters on the top floor.
Property Size3,527 SF
Price / SF$339.95
Days on Market6
Property Features for 8 Washington Place
General Information
Standard status
Active
Size
3,527 SF
Property subtype
Commercial
Zoning
GBD, Legal Conforming
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Office Units
13
Taxes and HOA fees
Annual Taxes
$17,439
Building Details
Building Size
3,527 SF
Year Built
1902
Buildings
1
Stories
4
Tenancy
Multi
Listing Agency:
The Firm
(617) 947-1549
Listed By:
Lori Wirtz · License #9523995
(617) 947-1549
Source:
Alliancepartnersre
Added: Aug 4
Changed: Aug 5
Last Checked: Aug 8 at 11:47AM
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 The Firm
Investment Insights
Based on property information with market context.
This four-level mixed-use property contains a range of office and residential-style spaces. The basement includes two separate offices, each with a private bathroom. Five offices, two bathrooms, and a common area occupy the first floor, while the second floor provides six offices, two bathrooms, and another common area. The top floor includes three to four bedrooms, a kitchen, and a full bathroom. Units are separately metered, supporting individual business occupancy, and the water heater was replaced in 2024.
The property is located at 8 Washington Place in Braintree Square, with access to highways, public transportation, shopping, restaurants, and schools. Zoning is GBD, Legal Conforming. The building dates to 1902 and may be converted to a multifamily home with proper permitting.
The property is located at 8 Washington Place in Braintree Square, with access to highways, public transportation, shopping, restaurants, and schools. Zoning is GBD, Legal Conforming. The building dates to 1902 and may be converted to a multifamily home with proper permitting.
Key Highlights
- Four‑level mixed‑use building with office and residential‑style areas
- Basement includes 2 offices, each with its own bathroom
- First floor has 5 offices, 2 bathrooms, and a common area
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
$77,396
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
6.46%
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%
$1,547,920
$1.5M
Cap Rate 7%
$1,105,657
$1.1M
Cap Rate 9%
$859,956
$860.0K
Market Conditions
NOI Build-Up for 3,527 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
$123.6K $35.04/SF
− Vacancy
−$20.4K −$5.78/SF
EGI
$103.2K $29.26/SF
− OpEx
−$25.8K −$7.31/SF
NOI
$77.4K $21.94/SF
Area
Norfolk County, MA
Vacancy
16.50%
Lease Rate
$35.04 /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%
$1,547,920
Cap Rate 7%
$1,105,657
Cap Rate 9%
$859,956
Alternative Uses
Best Use
Office B
$1.11M
$967.5K – $1.29M
NOI $77,396 @ 7.0% cap · market cap 6.46%
Second Best
Mixed Use
$486.7K
$425.9K – $567.9K
NOI $34,071 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$2.09M
$1.83M – $2.44M
NOI $146,158 @ 7.0% cap · market cap 12.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
13
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
675
Businesses Nearby
Explore this area
Business Placement
Demographics for 02184, MA
39,143
Population
15,032
Households
2.6
Avg Household Size
42
Median Age
47%
College-Educated
93%
High-School Grad
13.8 sq mi
ZIP Area
2,836
Density / Sq Mi
$125,305
Median Household Income
$65,542
Median Earnings
$1,925
Median Rent
$623,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four-level building with offices, bathrooms, common areas, and residential quarters on the top floor.
Where is this mixed-use property located?
The property is located at 8 Washington Place Braintree, MA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Four‑level mixed‑use building with office and residential‑style areas; Basement includes 2 offices, each with its own bathroom; First floor has 5 offices, 2 bathrooms, and a common area
