Stabilized Commercial Building in
For Sale
$4,725,000
270-272 Parsons Street, Boston, MA 02135
Fully stabilized retail/office building with strong tenants and high visibility.
Property Size8,556 SF
Price / SF$552.24
Days on Market225
Property Features for 270-272 Parsons Street
General Information
Standard status
Active
Size
8,556 SF
Property subtype
Commercial
Building Details
Year Built
1970
Listing Agency:
City Realty Group
(617) 751-5119
Listed By:
Sean Rose · License #9567526
Source:
Stevebremis
Added: Dec 29, 2025
Changed: Aug 8
Last Checked: Jul 18 at 2:21AM
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 approximately 300,000 vehicles passing daily. There are strong-credit, long-term tenants in place, generating a gross income of nearly $430,000. The site provides unmatched connectivity for commuters and is located just 1.5 miles from I-90. Ample on-site parking includes approximately 40 lined spaces with potential for expansion. This is a turnkey investment in one of Boston's most sought-after commercial corridors.
Key Highlights
- Fully stabilized commercial building with strong‑credit, long‑term tenants and nearly $430k gross income.
- Prime Brighton location at the corner of Soldiers Field Rd and Parsons St.
- Exceptional visibility with direct frontage along the Mass Pike and nearly 300,000 vehicles passing daily.
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
$138,099
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
2.92%
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%
$2,761,980
$2.8M
Cap Rate 7%
$1,972,843
$2.0M
Cap Rate 9%
$1,534,433
$1.5M
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
$215.6K $25.20/SF
− Vacancy
−$18.3K −$2.14/SF
EGI
$197.3K $23.06/SF
− OpEx
−$59.2K −$6.92/SF
NOI
$138.1K $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%
$2,761,980
Cap Rate 7%
$1,972,843
Cap Rate 9%
$1,534,433
Alternative Uses
Best Use
Retail
$1.97M
$1.73M – $2.30M
NOI $138,099 @ 7.0% cap · market cap 2.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.41M
$5.61M – $7.47M
NOI $448,471 @ 7.0% cap · market cap 9.49%
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
128k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 59%
Shops & Services 29%
Office Supplies 8%
Electronics 3%
McDonald's
Dining
33,316 visits/mo
0.4 miles
IHOP
Dining
22,363 visits/mo
0.4 miles
Staples
Office Supplies
10,493 visits/mo
0.4 miles
Dunkin' Donuts
Dining
9,719 visits/mo
0.4 miles
ScrubaDub Car Wash
Shops & Services
9,027 visits/mo
0.3 miles
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 Retail 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 Street Boston, MA.
What is the asking price?
The asking price for this property is $4,725,000.
What are key features of this property?
This property features: Fully stabilized commercial building with strong‑credit, long‑term tenants and nearly $430k gross income.; Prime Brighton location at the corner of Soldiers Field Rd and Parsons St.; Exceptional visibility with direct frontage along the Mass Pike and nearly 300,000 vehicles passing daily.
