Mixed-Use Property Near
For Sale
$8,995,000
148 Huron Avenue, Cambridge, MA 02138
Mixed-use property with commercial space and residential units near Harvard.
Property Size9,000 SF
Lot Size0.11 Acres
Price / SF$999.44
Days on Market251
Property Features for 148 Huron Avenue
General Information
Standard status
Active
Size
9,000 SF
Lot size
0.11 Acres
Property subtype
Commercial
Building Details
Year Built
1905
Listing Agency:
Compass
(617) 303-0067
Listed By:
Donahue + Greene Group
Source:
Stevebremis
Added: Dec 5, 2025
Changed: Aug 8
Last Checked: Aug 8 at 3:28PM
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 Compass
Investment Insights
Based on property information with market context.
This property presents an investment opportunity in close proximity to Harvard University, Fresh Pond Recreation, and local amenities. The existing three-story building spans over 9,000 square feet and features a mix of commercial and residential spaces. The first two floors offer 4,760 square feet of commercial space. The upper levels include three residential units, including a SOHO-style loft on the third floor. The property also includes over 5,000 square feet of land suitable for development. The property is being sold with 138-140 Huron Ave for $21MM and almost 20,000/SF of land to be built to 6 stories.
Key Highlights
- Prime location near Harvard University, Fresh Pond Recreation, and local amenities.
- Significant development potential with over 5,000 square feet of land.
- Existing 9,000+ square foot building with commercial and residential spaces.
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
$348,195
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
3.87%
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%
$6,963,900
$7.0M
Cap Rate 7%
$4,974,214
$5.0M
Cap Rate 9%
$3,868,833
$3.9M
Market Conditions
NOI Build-Up for 9,000 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
$521.6K $57.96/SF
− Vacancy
−$57.4K −$6.38/SF
EGI
$464.3K $51.58/SF
− OpEx
−$116.1K −$12.90/SF
NOI
$348.2K $38.69/SF
Area
Cambridge, MA
Vacancy
11.00%
Lease Rate
$57.96 /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%
$6,963,900
Cap Rate 7%
$4,974,214
Cap Rate 9%
$3,868,833
Alternative Uses
Best Use
Office B
$4.97M
$4.35M – $5.80M
NOI $348,195 @ 7.0% cap · market cap 3.87%
Second Best
Apartment 5plus
$3.01M
$2.64M – $3.52M
NOI $210,989 @ 7.0% cap · market cap 2.35%
Theoretical Best
Office A
$6.94M
$6.07M – $8.09M
NOI $485,699 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,791
Businesses Nearby
Explore this area
Business Placement
Demographics for 02138, MA
37,982
Population
16,132
Households
2.4
Avg Household Size
30
Median Age
86%
College-Educated
98%
High-School Grad
2.7 sq mi
ZIP Area
14,067
Density / Sq Mi
$122,040
Median Household Income
$46,436
Median Earnings
$2,799
Median Rent
$1,088,700
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?
Mixed-use property - Mixed-use property with commercial space and residential units near Harvard.
Where is this mixed-use property located?
The property is located at 148 Huron Avenue Cambridge, MA.
What is the asking price?
The asking price for this property is $8,995,000.
What are key features of this property?
This property features: Prime location near Harvard University, Fresh Pond Recreation, and local amenities.; Significant development potential with over 5,000 square feet of land.; Existing 9,000+ square foot building with commercial and residential spaces.
