Turnkey Office Condo with
For Sale
$400,000
Pending
14-63 Shore Rd, Winchester, MA 01890
Completely renovated condo offers three offices and a boardroom, plus an in-unit half bath and kitchenette.
Property Size621 SF
Days on Market210
Property Features for 14-63 Shore Rd
General Information
Standard status
Pending
Size
621 SF
Taxes and HOA fees
Annual Taxes
$2,172
Listing Agency:
Leading Edge Real Estate
(781) 883-0896
Listed By:
Aldo Masciave
(781) 883-0896
Source:
Exprealty
Added: Jan 22
Changed: Aug 20
Last Checked: Aug 20 at 11:31AM
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 Leading Edge Real Estate
Investment Insights
Based on property information with market context.
This fully renovated commercial condo at Judkin Green is being offered turnkey. Unit 14 includes three offices and a boardroom with glass doors, along with an in-unit private half bath. The unit also features a kitchenette with a sink and microwave, plus a dedicated water line for an auto-fill coffee maker.
The property is located in Downtown Winchester and is described as close to shopping, restaurants, the Lowell Line, and the Winchester Center Commuter Rail station. The offering also includes one off-street parking space for tenant and client convenience.
Designed to support a professional office operation, the layout provides separate workspaces along with a dedicated meeting room suitable for client discussions and internal team use. With renovation already completed, the space is positioned for an owner-occupant or professional services operator looking for an immediately usable, move-in-ready office setting within a well-managed condo complex. One off-street parking space is included, which can help streamline arrival for visitors.
The property is located in Downtown Winchester and is described as close to shopping, restaurants, the Lowell Line, and the Winchester Center Commuter Rail station. The offering also includes one off-street parking space for tenant and client convenience.
Designed to support a professional office operation, the layout provides separate workspaces along with a dedicated meeting room suitable for client discussions and internal team use. With renovation already completed, the space is positioned for an owner-occupant or professional services operator looking for an immediately usable, move-in-ready office setting within a well-managed condo complex. One off-street parking space is included, which can help streamline arrival for visitors.
Key Highlights
- Completely renovated commercial condo at Judkin Green with three offices and a boardroom
- Boardroom includes glass doors for a professional meeting space
- In‑unit private half bath plus kitchenette with sink and microwave
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
$19,705
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
4.93%
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%
$394,100
$394.1K
Cap Rate 7%
$281,500
$281.5K
Cap Rate 9%
$218,944
$218.9K
Market Conditions
NOI Build-Up for 621 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
$33.7K $54.24/SF
− Vacancy
−$7.4K −$11.93/SF
EGI
$26.3K $42.31/SF
− OpEx
−$6.6K −$10.58/SF
NOI
$19.7K $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%
$394,100
Cap Rate 7%
$281,500
Cap Rate 9%
$218,944
Alternative Uses
Best Use
Office B
$281.5K
$246.3K – $328.4K
NOI $19,705 @ 7.0% cap · market cap 4.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$367.6K
$321.7K – $428.9K
NOI $25,734 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,035
Businesses Nearby
Explore this area
Business Placement
Demographics for 01890, MA
22,970
Population
8,283
Households
2.8
Avg Household Size
43
Median Age
78%
College-Educated
97%
High-School Grad
6.0 sq mi
ZIP Area
3,828
Density / Sq Mi
$218,176
Median Household Income
$107,083
Median Earnings
$2,271
Median Rent
$1,181,700
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?
Office units - Completely renovated condo offers three offices and a boardroom, plus an in-unit half bath and kitchenette.
Where is this office units located?
The property is located at 14-63 Shore Rd Winchester, MA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Completely renovated commercial condo at Judkin Green with three offices and a boardroom; Boardroom includes glass doors for a professional meeting space; In‑unit private half bath plus kitchenette with sink and microwave
