Corner Retail-Office
For Sale
$4,500,000
270-272 Parsons St, Boston, MA 02135
Freestanding corner building with direct Mass Pike frontage, on-site parking, and stabilized retail/office tenants in place.
Property Size8,556 SF
Price / SF$525.95
Days on Market208
Property Features for 270-272 Parsons St
General Information
Standard status
Active
Size
8,556 SF
Total Parking Spaces
40
Property subtype
COMMERCIAL
Site & Location
Traffic Count
300,000 vehicles/day
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$65,762
Building Details
Year Built
1970
Tenancy
Multi
Listing Agency:
City Realty Group
(617) 751-5119
Listed By:
Sean Rose · License #9567526
Source:
Bostonluxurysuburbs
Added: Jan 16
Changed: Aug 10
Last Checked: Aug 11 at 12:56PM
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.
270-272 Parsons St is a free-standing commercial building offering approximately 8,556 SF of stabilized retail/office space. The property is positioned for tenant-ready operation with long-term occupants already in place and currently nearly $430k in gross income, supported by the existing leasing configuration.
Situated at the corner of Soldiers Field Rd and Parsons St, the building has direct frontage along the Mass Pike. The site benefits from high visibility, with nearly 300,000 vehicles passing daily, and is described as an appropriate setting for rooftop signage and billboard tenants. The location is about 1.5 miles from I-90, supporting convenient commuter access. Ample on-site parking is provided, with approximately 40 lined spaces and potential for expansion.
For buyers seeking a stabilized, income-producing commercial property with strong day-to-day tenant continuity, this building combines retail/office flexibility within a single free-standing asset. Tenants and operators benefit from a corner address and direct highway-adjacent frontage that supports retail and service concepts requiring prominent access and exposure, along with on-site parking to accommodate customer traffic.
Situated at the corner of Soldiers Field Rd and Parsons St, the building has direct frontage along the Mass Pike. The site benefits from high visibility, with nearly 300,000 vehicles passing daily, and is described as an appropriate setting for rooftop signage and billboard tenants. The location is about 1.5 miles from I-90, supporting convenient commuter access. Ample on-site parking is provided, with approximately 40 lined spaces and potential for expansion.
For buyers seeking a stabilized, income-producing commercial property with strong day-to-day tenant continuity, this building combines retail/office flexibility within a single free-standing asset. Tenants and operators benefit from a corner address and direct highway-adjacent frontage that supports retail and service concepts requiring prominent access and exposure, along with on-site parking to accommodate customer traffic.
Key Highlights
- Freestanding corner commercial building built in 1970 at 270 Parsons St
- 8,556 SF stabilized retail/office space with long‑term, strong‑credit tenants in place
- Gross income of nearly $430k from current tenant occupancy
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
5.61%
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 5.61%
Second Best
Retail
$1.97M
$1.73M – $2.30M
NOI $138,099 @ 7.0% cap · market cap 3.07%
Theoretical Best
Office A
$6.41M
$5.61M – $7.47M
NOI $448,471 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
300,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
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?
Office building - Freestanding corner building with direct Mass Pike frontage, on-site parking, and stabilized retail/office tenants in place.
Where is this office building located?
The property is located at 270-272 Parsons St Boston, MA.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Freestanding corner commercial building built in 1970 at 270 Parsons St; 8,556 SF stabilized retail/office space with long‑term, strong‑credit tenants in place; Gross income of nearly $430k from current tenant occupancy
