Stabilized Commercial Building in
For Sale
$4,650,000
270-272 Parsons St, Boston, MA 02135
Fully stabilized retail/office building with strong tenants and high visibility.
Property Size8,556 SF
Price / SF$543.48
Days on Market207
Property Features for 270-272 Parsons St
General Information
Standard status
Active
Size
8,556 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$65,762
Amenities
Rubber Roof
Building Details
Year Built
1970
Listing Agency:
City Realty Group
(617) 751-5119
Listed By:
Sean Rose · License #9567526
Source:
Corcoran
Added: Jan 16
Changed: Aug 8
Last Checked: Apr 5 at 8:19PM
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 City Realty Group
Investment Insights
Based on property information with market context.
This is a rare opportunity to own a free-standing commercial building in a prime Brighton location. The property, located at the corner of Soldiers Field Rd and Parsons St, offers 8,556 square feet of stabilized retail and office space. The building benefits from exceptional visibility, with direct frontage along the Mass Pike and nearly 300,000 vehicles passing daily. There are strong-credit, long-term tenants in place, generating a gross income of nearly $430,000. The property includes approximately 40 lined parking spaces with potential for expansion. Situated just 1.5 miles from I-90, this high-traffic site provides unmatched connectivity for commuters. This is a turnkey investment in one of Boston’s most sought-after commercial corridors, ideal for rooftop signage and billboard tenants.
Key Highlights
- Fully stabilized commercial building with strong‑credit, long‑term tenants.
- Gross income of nearly $430k.
- Exceptional visibility at the corner of Soldiers Field Rd and Parsons St, with direct frontage along the Mass Pike.
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
$252,265
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
5.43%
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%
$5,045,300
$5.0M
Cap Rate 7%
$3,603,786
$3.6M
Cap Rate 9%
$2,802,944
$2.8M
Market Conditions
NOI Build-Up for 8,556 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
$431.2K $50.40/SF
− Vacancy
−$94.9K −$11.09/SF
EGI
$336.4K $39.31/SF
− OpEx
−$84.1K −$9.83/SF
NOI
$252.3K $29.48/SF
Area
Boston, MA
Vacancy
22.00%
Lease Rate
$50.40 /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%
$5,045,300
Cap Rate 7%
$3,603,786
Cap Rate 9%
$2,802,944
Alternative Uses
Best Use
Office B
$3.60M
$3.15M – $4.20M
NOI $252,265 @ 7.0% cap · market cap 5.43%
Second Best
Retail
$1.97M
$1.73M – $2.30M
NOI $138,099 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$6.41M
$5.61M – $7.47M
NOI $448,471 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,258
Businesses Nearby
Explore this area
Business Placement
Demographics for 02135, MA
47,232
Population
22,519
Households
2.1
Avg Household Size
29
Median Age
71%
College-Educated
93%
High-School Grad
2.6 sq mi
ZIP Area
18,166
Density / Sq Mi
$88,208
Median Household Income
$57,124
Median Earnings
$2,179
Median Rent
$684,000
Median Home Value
Market
Vacancy Rate% for Office in Boston, MA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Fully stabilized retail/office building with strong tenants and high visibility.
Where is this retail space located?
The property is located at 270-272 Parsons St Boston, MA.
What is the asking price?
The asking price for this property is $4,650,000.
What are key features of this property?
This property features: Fully stabilized commercial building with strong‑credit, long‑term tenants.; Gross income of nearly $430k.; Exceptional visibility at the corner of Soldiers Field Rd and Parsons St, with direct frontage along the Mass Pike.
