Ground-Floor Storefront
New
For Sale
$4,000,000
210 South St Comm, Boston, MA 02111
Corner-wrapping windows provide natural light and prominent space for storefront displays.
Property Size7,774 SF
Price / SF$514.54
Days on Market2
Property Features for 210 South St Comm
General Information
Standard status
Active
Size
7,774 SF
Property subtype
Commercial
Additional Details
Floor
Ground
Taxes and HOA fees
Annual Taxes
$25,843
Building Details
Building Size
7,774 SF
Year Built
1920
Listing Agency:
(617) 216-7455
Listed By:
Joan Barker · License #448553469
(617) 216-7455
Source:
Elliman
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 14 at 3:43AM
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 Joan Barker
Investment Insights
Based on property information with market context.
This 7,774-square-foot ground-floor storefront property was built in 1920 and features new 10-foot windows extending around three corners. The configuration brings substantial natural light to the space and provides multiple elevations for signage and displays. Potential applications identified for the property include retail, restaurant, medical, office, and service-oriented uses, subject to applicable restrictions.
The property is located at 210 South St Comm in Boston’s Leather District, near South Station, the Seaport, Downtown, and Chinatown. South Station serves as a major regional transit hub, while the surrounding area generates weekday activity from pedestrians, residents, and commuters. More than 10,000 commuter vehicles exit Mass/Pike 90 directly across from the property each weekday. Walk Score is 96, Transit Score is 100, and Bike Score is 79.
The property is located at 210 South St Comm in Boston’s Leather District, near South Station, the Seaport, Downtown, and Chinatown. South Station serves as a major regional transit hub, while the surrounding area generates weekday activity from pedestrians, residents, and commuters. More than 10,000 commuter vehicles exit Mass/Pike 90 directly across from the property each weekday. Walk Score is 96, Transit Score is 100, and Bike Score is 79.
Key Highlights
- 7,774 SF ground‑floor commercial property
- New 10‑foot windows wrap three corners
- Located near South Station in Boston’s Leather District
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
$125,477
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
3.14%
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%
$2,509,540
$2.5M
Cap Rate 7%
$1,792,529
$1.8M
Cap Rate 9%
$1,394,189
$1.4M
Market Conditions
NOI Build-Up for 7,774 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
$195.9K $25.20/SF
− Vacancy
−$16.7K −$2.14/SF
EGI
$179.3K $23.06/SF
− OpEx
−$53.8K −$6.92/SF
NOI
$125.5K $16.14/SF
Area
Boston, MA
Vacancy
8.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
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%
$2,509,540
Cap Rate 7%
$1,792,529
Cap Rate 9%
$1,394,189
Alternative Uses
Best Use
Retail
$1.79M
$1.57M – $2.09M
NOI $125,477 @ 7.0% cap · market cap 3.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.82M
$5.09M – $6.79M
NOI $407,482 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
20,263
Businesses Nearby
126k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 39%
Hotels & Casinos 33%
Dining 26%
Shops & Services 1%
Whole Foods Market
Groceries
43,710 visits/mo
0.5 miles
McDonald's
Dining
31,271 visits/mo
0.4 miles
Moxy Boston Downtown
Hotels & Casinos
26,386 visits/mo
0.3 miles
DoubleTree by Hilton Hotel Boston - Downtown
Hotels & Casinos
15,586 visits/mo
0.4 miles
Marsh
Groceries
5,564 visits/mo
0.3 miles
Demographics for 02111, MA
9,716
Population
4,535
Households
2.1
Avg Household Size
34
Median Age
57%
College-Educated
83%
High-School Grad
0.2 sq mi
ZIP Area
48,580
Density / Sq Mi
$70,865
Median Household Income
$42,225
Median Earnings
$1,994
Median Rent
$953,400
Median Home Value
Market
Vacancy Rate% for Retail in Boston, MA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Corner-wrapping windows provide natural light and prominent space for storefront displays.
Where is this storefront property located?
The property is located at 210 South St Comm Boston, MA.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 7,774 SF ground‑floor commercial property; New 10‑foot windows wrap three corners; Located near South Station in Boston’s Leather District
