Mixed-Use Property with
For Sale
$1,089,900
132-134 S Broadway, Lawrence, MA 01843
Includes two updated residential units alongside two commercial storefronts with street exposure.
Property Size4,296 SF
Price / SF$253.70
Days on Market137
Property Features for 132-134 S Broadway
General Information
Standard status
Active
Size
4,296 SF
Property subtype
4 Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,802
Building Details
Building Size
4,296 SF
Year Built
1900
Tenancy
Multi
Listing Agency:
Home Realty Group LLC
Listed By:
Emmanuel Frias
Source:
Kevinfruh
Added: Apr 16
Changed: Aug 29
Last Checked: May 28 at 7:24AM
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 Home Realty Group LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines 2 updated residential units with 2 commercial storefronts in a single 4,296-square-foot building. The residential spaces feature modern updates and practical layouts, while the commercial suites offer street exposure and flexibility for retail, office, or service-based tenants.
Built in 1900, the property is located at 132-134 S Broadway in Lawrence, Massachusetts. Its position along South Broadway places the building in a high-traffic commercial corridor near downtown, public transportation, and major routes. The four-unit configuration creates a blend of residential and commercial occupancy within one property.
Built in 1900, the property is located at 132-134 S Broadway in Lawrence, Massachusetts. Its position along South Broadway places the building in a high-traffic commercial corridor near downtown, public transportation, and major routes. The four-unit configuration creates a blend of residential and commercial occupancy within one property.
Key Highlights
- 2 updated residential units
- 2 commercial storefronts with South Broadway street exposure
- 4,296 square feet in a mixed‑use building
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
$86,994
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
7.98%
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%
$1,739,880
$1.7M
Cap Rate 7%
$1,242,771
$1.2M
Cap Rate 9%
$966,600
$966.6K
Market Conditions
NOI Build-Up for 4,296 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
$154.7K $36.00/SF
− Vacancy
−$15.5K −$3.60/SF
EGI
$139.2K $32.40/SF
− OpEx
−$52.2K −$12.15/SF
NOI
$87.0K $20.25/SF
Area
Essex County, MA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,739,880
Cap Rate 7%
$1,242,771
Cap Rate 9%
$966,600
Alternative Uses
Best Use
Mixed Use
$1.24M
$1.09M – $1.45M
NOI $86,994 @ 7.0% cap · market cap 7.98%
Second Best
Retail
$1.01M
$882.3K – $1.18M
NOI $70,585 @ 7.0% cap · market cap 6.48%
Theoretical Best
Office A
$2.54M
$2.23M – $2.97M
NOI $178,025 @ 7.0% cap · market cap 16.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,321
Businesses Nearby
Explore this area
Business Placement
Demographics for 01843, MA
28,346
Population
10,968
Households
2.6
Avg Household Size
34
Median Age
20%
College-Educated
79%
High-School Grad
3.4 sq mi
ZIP Area
8,337
Density / Sq Mi
$72,163
Median Household Income
$38,957
Median Earnings
$1,703
Median Rent
$393,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes two updated residential units alongside two commercial storefronts with street exposure.
Where is this mixed-use property located?
The property is located at 132-134 S Broadway Lawrence, MA.
What is the asking price?
The asking price for this property is $1,089,900.
What are key features of this property?
This property features: 2 updated residential units; 2 commercial storefronts with South Broadway street exposure; 4,296 square feet in a mixed‑use building
