Arts-Compatible Office
For Sale
$800,000
300 Summer Street Unit 11, Boston, MA 02210
Commercial condo with large windows on Summer Street, open layout, high ceilings, and loft space for storage.
Property Size1,332 SF
Price / SF$600.60
Days on Market122
Property Features for 300 Summer Street Unit 11
General Information
Standard status
Active
Size
1,332 SF
Property subtype
Commercial
Lease Term
[]
Building Details
Year Built
1898
Listing Agency:
Cabot & Company
Listed By:
Eric Shabshelowitz
(617) 894-2138
Source:
Cabotandcompany
Added: May 6
Changed: Sep 3
Last Checked: Sep 4 at 9:40AM
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 Cabot & Company
Investment Insights
Based on property information with market context.
Located in the Artist Building at 300 Summer St, this commercial condo features large windows fronting on busy Summer Street. Inside, the space offers an open layout with high ceilings and abundant natural light, along with loft space that provides additional storage capacity.
The unit is described as part of Boston’s Seaport District and is positioned just steps from South Station, the Harborwalk, and the waterfront, with nearby cafes, restaurants, and shops.
As a condo within a dedicated building, the space is presented for arts-compatible uses and is suited to tenants or buyers looking for a bright, flexible interior with overhead volume and extra storage via the loft.
The unit is described as part of Boston’s Seaport District and is positioned just steps from South Station, the Harborwalk, and the waterfront, with nearby cafes, restaurants, and shops.
As a condo within a dedicated building, the space is presented for arts-compatible uses and is suited to tenants or buyers looking for a bright, flexible interior with overhead volume and extra storage via the loft.
Key Highlights
- Commercial condo in the Artist Building with large windows fronting busy Summer Street
- Open layout with high ceilings and abundant natural light
- Loft space provides additional storage capacity
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
$39,273
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
4.91%
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%
$785,460
$785.5K
Cap Rate 7%
$561,043
$561.0K
Cap Rate 9%
$436,367
$436.4K
Market Conditions
NOI Build-Up for 1,332 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
$67.1K $50.40/SF
− Vacancy
−$14.8K −$11.09/SF
EGI
$52.4K $39.31/SF
− OpEx
−$13.1K −$9.83/SF
NOI
$39.3K $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%
$785,460
Cap Rate 7%
$561,043
Cap Rate 9%
$436,367
Alternative Uses
Best Use
Office B
$561.0K
$490.9K – $654.6K
NOI $39,273 @ 7.0% cap · market cap 4.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$997.4K
$872.7K – $1.16M
NOI $69,818 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14,813
Businesses Nearby
Explore this area
Business Placement
Demographics for 02210, MA
5,808
Population
5,227
Households
1.1
Avg Household Size
35
Median Age
93%
College-Educated
100%
High-School Grad
0.9 sq mi
ZIP Area
6,453
Density / Sq Mi
$178,833
Median Household Income
$121,855
Median Earnings
$3,501
Median Rent
$1,212,000
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?
Creative space - Commercial condo with large windows on Summer Street, open layout, high ceilings, and loft space for storage.
Where is this creative space located?
The property is located at 300 Summer Street Unit 11 Boston, MA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Commercial condo in the Artist Building with large windows fronting busy Summer Street; Open layout with high ceilings and abundant natural light; Loft space provides additional storage capacity
