Turnkey Neighborhood
For Sale
$249,000
280 Cambridge St, Boston, MA 02134
Turnkey Italian pizzeria with an equipped commercial kitchen and built-in dine-in, takeout, and delivery operations.
Property Size1,000 SF
Price / SF$249
Days on Market46
Property Features for 280 Cambridge St
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Listing Agency:
eXp Realty LLC - Corporate Office
(888) 854-7493
Listed By:
The Prosperity Group · License #8214994
(617) 710-0929
Source:
Exprealty
Added: Jul 22
Changed: Sep 4
Last Checked: Aug 14 at 1:17PM
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 eXp Realty LLC - Corporate Office
Investment Insights
Based on property information with market context.
Turnkey Italian pizzeria designed for efficient food preparation and pizza service. The space is approximately 1,000 square feet and includes commercial pizza ovens, professional prep stations, and complete refrigeration systems. Operations are set up to support multiple revenue streams, including dine-in, takeout, and delivery.
The business has operated since 2014 and is described as having a loyal customer base and strong community reputation. The offering includes the established restaurant and its fully equipped kitchen for continued neighborhood operations.
Located at 280 Cambridge St in Boston, the restaurant is presented as a neighborhood-focused concept with established brand recognition through consistent service and authentic Italian flavors.
The business has operated since 2014 and is described as having a loyal customer base and strong community reputation. The offering includes the established restaurant and its fully equipped kitchen for continued neighborhood operations.
Located at 280 Cambridge St in Boston, the restaurant is presented as a neighborhood-focused concept with established brand recognition through consistent service and authentic Italian flavors.
Key Highlights
- Established Italian pizzeria operating since 2014 with a proven track record
- 1,000 SF turnkey restaurant with a fully equipped commercial kitchen built for pizza operations
- Operates multiple revenue streams: dine‑in, takeout, and delivery
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
$19,251
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
7.73%
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%
$385,020
$385.0K
Cap Rate 7%
$275,014
$275.0K
Cap Rate 9%
$213,900
$213.9K
Market Conditions
NOI Build-Up for 1,000 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
$27.6K $27.60/SF
− Vacancy
−$1.9K −$1.93/SF
EGI
$25.7K $25.67/SF
− OpEx
−$6.4K −$6.42/SF
NOI
$19.3K $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%
$385,020
Cap Rate 7%
$275,014
Cap Rate 9%
$213,900
Alternative Uses
Best Use
Specialty Retail
$275.0K
$240.6K – $320.9K
NOI $19,251 @ 7.0% cap · market cap 7.73%
Second Best
Industrial
$150.3K
$131.6K – $175.4K
NOI $10,524 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$748.8K
$655.2K – $873.6K
NOI $52,416 @ 7.0% cap · market cap 21.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
18,719
Businesses Nearby
56k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 72%
Shops & Services 13%
Hotels & Casinos 7%
Apparel 4%
McDonald's
Dining
31,271 visits/mo
0.5 miles
Santander Bank
Shops & Services
7,110 visits/mo
0.5 miles
Domino's Pizza
Dining
4,907 visits/mo
0.3 miles
Onyx Boston Downtown, Curio Collection by Hilton
Hotels & Casinos
4,162 visits/mo
0.4 miles
Blank Street Coffee
Dining
2,793 visits/mo
0.2 miles
Demographics for 02134, MA
21,707
Population
9,027
Households
2.4
Avg Household Size
27
Median Age
76%
College-Educated
96%
High-School Grad
1.2 sq mi
ZIP Area
18,089
Density / Sq Mi
$75,317
Median Household Income
$49,275
Median Earnings
$2,269
Median Rent
$586,700
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?
Conventional restaurant - Turnkey Italian pizzeria with an equipped commercial kitchen and built-in dine-in, takeout, and delivery operations.
Where is this conventional restaurant located?
The property is located at 280 Cambridge St Boston, MA.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Established Italian pizzeria operating since 2014 with a proven track record; 1,000 SF turnkey restaurant with a fully equipped commercial kitchen built for pizza operations; Operates multiple revenue streams: dine‑in, takeout, and delivery
