Dorchester Avenue Corner Storefront
For Sale
$1,790,000
Pending
1759-1769 Dorchester Ave, Boston, MA 02124
Large corner lot storefront on Dorchester Avenue with high visibility.
Property Size3,668 SF
Lot Size0.11 Acres
Days on Market255
Property Features for 1759-1769 Dorchester Ave
General Information
Standard status
Pending
Size
3,668 SF
Lot size
0.11 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$16,098
Building Details
Building Size
3,668 SF
Year Built
1930
Listing Agency:
V & E Realty
(617) 290-8289
Listed By:
Derek Wong · License #455500324
(617) 290-8289
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:33AM
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 V & E Realty
Investment Insights
Based on property information with market context.
Located on a large corner lot at the intersection of Dorchester Avenue and Welles Avenue, this storefront commercial building offers high traffic volume and excellent visibility. The property, currently operating as a 99-cent store, spans approximately 3,668 square feet and features large windows. The space has the potential to be divided into two separate storefronts, making it suitable for convenience stores, restaurants, and other businesses. The basement provides additional storage space. The property presents potential for real estate development and/or starting a landlord/business enterprise.
Key Highlights
- Prime corner lot location on Dorchester Avenue at the intersection with Welles Avenue.
- High traffic volume and excellent visibility.
- Large storefront spanning approximately 3,668 sq. ft.**
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
$70,613
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
3.94%
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%
$1,412,260
$1.4M
Cap Rate 7%
$1,008,757
$1.0M
Cap Rate 9%
$784,589
$784.6K
Market Conditions
NOI Build-Up for 3,668 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
$101.2K $27.60/SF
− Vacancy
−$7.1K −$1.93/SF
EGI
$94.2K $25.67/SF
− OpEx
−$23.5K −$6.42/SF
NOI
$70.6K $19.25/SF
Area
Boston, MA
Vacancy
7.00%
Lease Rate
$27.60 /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%
$1,412,260
Cap Rate 7%
$1,008,757
Cap Rate 9%
$784,589
Alternative Uses
Best Use
Specialty Retail
$1.01M
$882.7K – $1.18M
NOI $70,613 @ 7.0% cap · market cap 3.94%
Second Best
Retail
$845.8K
$740.1K – $986.7K
NOI $59,204 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$2.75M
$2.40M – $3.20M
NOI $192,262 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,830
Businesses Nearby
72k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 59%
Groceries 31%
Shops & Services 10%
America's Food Basket
Groceries
14,708 visits/mo
0.4 miles
McDonald's
Dining
11,930 visits/mo
0.4 miles
Dunkin' Donuts
Dining
9,816 visits/mo
0.5 miles
KFC
Dining
9,008 visits/mo
0.5 miles
Crown Liquors
Groceries
7,388 visits/mo
0.4 miles
Demographics for 02124, MA
50,972
Population
21,264
Households
2.4
Avg Household Size
36
Median Age
31%
College-Educated
85%
High-School Grad
3.0 sq mi
ZIP Area
16,991
Density / Sq Mi
$79,168
Median Household Income
$43,483
Median Earnings
$1,783
Median Rent
$607,200
Median Home Value
Market
Vacancy Rate% for Retail in Boston, MA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Lopez the Florist — 742 Adams St, Dorchester, MA 02122
- Kim's Flower Shop — 1491 Dorchester Ave, Dorchester, MA 02122
- Trang's Flower Shop — 283 Adams St, Dorchester, MA 02122
- Wild Meadow Floral — None, Boston, MA 02122
- Patrycya's custom arrangements
Frequently Asked Questions
What type of property is this?
Storefront property - Large corner lot storefront on Dorchester Avenue with high visibility.
Where is this storefront property located?
The property is located at 1759-1769 Dorchester Ave Boston, MA.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: Prime corner lot location on Dorchester Avenue at the intersection with Welles Avenue.; High traffic volume and excellent visibility.; Large storefront spanning approximately 3,668 sq. ft.**
