New Residential Income
For Sale
$689,000
30 Condor St, Boston, MA 02128
Condominium residence with two bedrooms, 2.5 baths, and a designer-appointed kitchen with premium appliances.
Property Size1,286 SF
Price / SF$535.77
Days on Market67
Property Features for 30 Condor St
General Information
Standard status
Active
Size
1,286 SF
Property subtype
Apartment
Additional Details
Multifamily Units
1
Amenities
Range
Dishwasher
Disposal
Microwave
Refrigerator
Freezer
Washer
Dryer
Range Hood
Central Air, Individual
Hardwood
Central, Forced Air
1.0 Story
$1 Taxes
Public
Built in 2025
Building Details
Year Built
2025
Listing Agency:
Efron Property Group, LLC
(781) 502-8838
Listed By:
Prospect Boston Team
Source:
Donahuere
Added: Jun 18
Changed: Aug 14
Last Checked: Aug 22 at 3:28AM
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 Efron Property Group, LLC
Investment Insights
Based on property information with market context.
Built in 2025, Unit 4 at 30 Condor St is a condominium residence with an open-concept interior, two bedrooms, and 2.5 baths. The primary suite features a custom walk-in closet, double vanity, and oversized glass shower. The second bedroom includes an ensuite bath and generous closet space.
The kitchen is appointed with European cabinetry by Divine Design Center, quartz countertops, under-cabinet lighting, a large center island, and Fisher & Paykel appliances. The property is located in East Boston’s Eagle Hill neighborhood, with the address identified as 30 Condor St, Boston, MA 02128.
The kitchen is appointed with European cabinetry by Divine Design Center, quartz countertops, under-cabinet lighting, a large center island, and Fisher & Paykel appliances. The property is located in East Boston’s Eagle Hill neighborhood, with the address identified as 30 Condor St, Boston, MA 02128.
Key Highlights
- Built in 2025
- Two‑bedroom condominium residence with 2.5 baths
- Primary suite with custom walk‑in closet and oversized glass shower
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
$30,211
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
4.38%
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%
$604,220
$604.2K
Cap Rate 7%
$431,586
$431.6K
Cap Rate 9%
$335,678
$335.7K
Market Conditions
NOI Build-Up for 1,286 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
$57.1K $44.40/SF
− Vacancy
−$2.2K −$1.69/SF
EGI
$54.9K $42.71/SF
− OpEx
−$24.7K −$19.22/SF
NOI
$30.2K $23.49/SF
Area
Boston, MA
Vacancy
3.80%
Lease Rate
$44.40 /SF/Yr
Expense Ratio
45.00%
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%
$604,220
Cap Rate 7%
$431,586
Cap Rate 9%
$335,678
Alternative Uses
Best Use
Apartment 5plus
$431.6K
$377.6K – $503.5K
NOI $30,211 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$963.0K
$842.6K – $1.12M
NOI $67,407 @ 7.0% cap · market cap 9.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,392
Businesses Nearby
Explore this area
Business Placement
Demographics for 02128, MA
43,066
Population
19,124
Households
2.3
Avg Household Size
33
Median Age
38%
College-Educated
77%
High-School Grad
5.0 sq mi
ZIP Area
8,613
Density / Sq Mi
$92,079
Median Household Income
$48,549
Median Earnings
$2,009
Median Rent
$680,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Condominium residence with two bedrooms, 2.5 baths, and a designer-appointed kitchen with premium appliances.
Where is this residential income property located?
The property is located at 30 Condor St Boston, MA.
What is the asking price?
The asking price for this property is $689,000.
What are key features of this property?
This property features: Built in 2025; Two‑bedroom condominium residence with 2.5 baths; Primary suite with custom walk‑in closet and oversized glass shower
