Built-Out Medical Office
For Sale
$1,395,000
306-1051 Beacon St, Brookline, MA 02446
Configured medical suite with reception, clinical rooms, imaging, sterilization, and laboratory areas.
Property Size1,400 SF
Price / SF$996.43
Days on Market75
Property Features for 306-1051 Beacon St
General Information
Standard status
Active
Size
1,400 SF
Total Parking Spaces
1
Taxes and HOA fees
Annual Taxes
$14,074
Building Details
Tenancy
Single
Owner Occupied
No
Listing Agency:
Serhant
(917) 692-5665
Listed By:
Christopher Prokop
(917) 692-5665
Source:
Exprealty
Added: May 27
Changed: Aug 9
Last Checked: Aug 9 at 3:08AM
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 Serhant
Investment Insights
Based on property information with market context.
This approximately 1,400-square-foot medical office condominium is configured as a dental practice with a reception and business area, private consultation office, two restrooms, and a dedicated clinical wing. The clinical area includes three exam rooms, an imaging room, sterilization facilities, and a lab, while a staff lounge supports the suite’s existing layout. Bay windows and exposed brick add distinct architectural elements to the interior.
The property includes one deeded parking space and is located at 306-1051 Beacon St in Brookline, Massachusetts. An in-place tenant currently occupies the suite, which is being offered in its existing medical configuration. The layout provides a defined separation between reception, consultation, staff, and clinical functions.
The property includes one deeded parking space and is located at 306-1051 Beacon St in Brookline, Massachusetts. An in-place tenant currently occupies the suite, which is being offered in its existing medical configuration. The layout provides a defined separation between reception, consultation, staff, and clinical functions.
Key Highlights
- Approximately 1,400 SF medical office condominium
- Three exam rooms, imaging room, sterilization suite, and lab
- Reception area with bay windows and private consultation office with exposed brick
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
$44,423
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
3.18%
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%
$888,460
$888.5K
Cap Rate 7%
$634,614
$634.6K
Cap Rate 9%
$493,589
$493.6K
Market Conditions
NOI Build-Up for 1,400 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
$75.9K $54.24/SF
− Vacancy
−$16.7K −$11.93/SF
EGI
$59.2K $42.31/SF
− OpEx
−$14.8K −$10.58/SF
NOI
$44.4K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /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%
$888,460
Cap Rate 7%
$634,614
Cap Rate 9%
$493,589
Alternative Uses
Best Use
Office B
$634.6K
$555.3K – $740.4K
NOI $44,423 @ 7.0% cap · market cap 3.18%
Second Best
Healthcare Medical
$580.5K
$508.0K – $677.3K
NOI $40,638 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$828.8K
$725.2K – $966.9K
NOI $58,016 @ 7.0% cap · market cap 4.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
6,784
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02446, MA
31,957
Population
15,298
Households
2.1
Avg Household Size
34
Median Age
85%
College-Educated
97%
High-School Grad
1.3 sq mi
ZIP Area
24,582
Density / Sq Mi
$127,519
Median Household Income
$73,950
Median Earnings
$2,757
Median Rent
$1,172,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Configured medical suite with reception, clinical rooms, imaging, sterilization, and laboratory areas.
Where is this medical office space located?
The property is located at 306-1051 Beacon St Brookline, MA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Approximately 1,400 SF medical office condominium; Three exam rooms, imaging room, sterilization suite, and lab; Reception area with bay windows and private consultation office with exposed brick
