Mixed-Use Building with
New
For Sale
$525,000
30 South Broadway, Lawrence, MA 01843
Two-level commercial and residential configuration with additional attic, basement, and upper-level space for storage or rooms.
Property Size2,488 SF
Price / SF$211.01
Days on Market2
Property Features for 30 South Broadway
General Information
Standard status
Active
Size
2,488 SF
Property subtype
Multi-Family
Zoning
mix use
Net Operating Income
$42,000
Taxes and HOA fees
Annual Taxes
$1,216
Building Details
Building Size
2,488 SF
Year Built
1920
Stories
2
Listing Agency:
LAER Realty Partners
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Sep 2
Last Checked: Sep 2 at 2:29PM
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 LAER Realty Partners
Investment Insights
Based on property information with market context.
This mixed-use property contains 2,488 square feet and was built in 1920. The first floor is configured for a beauty salon, while the second floor contains an apartment. Additional interior space includes an unused third level, two attic rooms, and a full basement with shelving suited to storage or workshop use.
The property is located at 30 South Broadway in Lawrence, Massachusetts, in the south Lawrence area. The source information describes the location as offering high traffic and visibility, with signage potential. The combination of commercial space, residential occupancy, and supplementary storage areas creates a varied building configuration within an established urban setting.
The property is located at 30 South Broadway in Lawrence, Massachusetts, in the south Lawrence area. The source information describes the location as offering high traffic and visibility, with signage potential. The combination of commercial space, residential occupancy, and supplementary storage areas creates a varied building configuration within an established urban setting.
Key Highlights
- 2,488‑square‑foot mixed‑use property built in 1920
- Beauty salon occupies the first floor
- Apartment located on the second floor
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
$40,879
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
7.79%
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%
$817,580
$817.6K
Cap Rate 7%
$583,986
$584.0K
Cap Rate 9%
$454,211
$454.2K
Market Conditions
NOI Build-Up for 2,488 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
$59.7K $24.00/SF
− Vacancy
−$1.3K −$0.53/SF
EGI
$58.4K $23.47/SF
− OpEx
−$17.5K −$7.04/SF
NOI
$40.9K $16.43/SF
Area
Essex County, MA
Vacancy
2.20%
Lease Rate
$24.00 /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%
$817,580
Cap Rate 7%
$583,986
Cap Rate 9%
$454,211
Alternative Uses
Best Use
Mixed Use
$719.7K
$629.8K – $839.7K
NOI $50,382 @ 7.0% cap · market cap 9.60%
Second Best
Retail
$584.0K
$511.0K – $681.3K
NOI $40,879 @ 7.0% cap · market cap 7.79%
Theoretical Best
Office A
$1.47M
$1.29M – $1.72M
NOI $103,102 @ 7.0% cap · market cap 19.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,810
Businesses Nearby
1k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 100%
City Electric Supply
Home Improvements & Furnishings
1,254 visits/mo
0.4 miles
Demographics for 01843, MA
28,346
Population
10,968
Households
2.6
Avg Household Size
34
Median Age
20%
College-Educated
79%
High-School Grad
3.4 sq mi
ZIP Area
8,337
Density / Sq Mi
$72,163
Median Household Income
$38,957
Median Earnings
$1,703
Median Rent
$393,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level commercial and residential configuration with additional attic, basement, and upper-level space for storage or rooms.
Where is this mixed-use property located?
The property is located at 30 South Broadway Lawrence, MA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2,488‑square‑foot mixed‑use property built in 1920; Beauty salon occupies the first floor; Apartment located on the second floor
