Mixed-Use Building with Retail
For Sale
$1,628,000
3106-3110 Washington St, Boston, MA 02119
Tenant-occupied commercial areas pair with renovated residential units and central A/C in a versatile urban property.
Property Size4,280 SF
Price / SF$380.37
Days on Market161
Property Features for 3106-3110 Washington St
General Information
Standard status
Active
Size
4,280 SF
Property subtype
Multi-Family
Zoning
RC
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$13,436
Amenities
false
Electric Dryer Hookup, Washer Hookup
Hardwood
City
Fenced/Enclosed
No
Yes
Rubber
Public Transportation, Shopping, Medical Facility, Laundromat, Conservation Area, Public School, T-Station, University
for Electric Range, for Electric Dryer, Washer Hookup
Building Details
Year Built
1930
Stories
4
Listing Agency:
Denkar Realty Group
(617) 792-7871
Listed By:
Michael Kwan · License #9513113
Source:
Arborviewrealtyinc
Added: Mar 25
Changed: Aug 29
Last Checked: Aug 29 at 9:29PM
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 Denkar Realty Group
Investment Insights
Based on property information with market context.
This 4,280-square-foot mixed-use property, built in 1930, combines two commercial spaces with two residential units. The commercial areas have long-term tenants, while the residential units were renovated 3 years ago with solid wood cabinetry, granite countertops, refinished hardwood flooring, central A/C, and forced-air heating. Additional features include hardwood interiors, washer hookups, and dryer connections.
Located at 3106-3110 Washington St in Boston’s Jamaica Plain area, the property is near public transportation, shopping, medical services, a laundromat, a conservation area, a public school, a T-Station, and a university. The property is zoned RC and includes a fenced/enclosed exterior.
Located at 3106-3110 Washington St in Boston’s Jamaica Plain area, the property is near public transportation, shopping, medical services, a laundromat, a conservation area, a public school, a T-Station, and a university. The property is zoned RC and includes a fenced/enclosed exterior.
Key Highlights
- 4,280 SF mixed‑use property with 2 commercial spaces and 2 residential units
- Long‑term tenants occupy the commercial spaces
- Residential units renovated 3 years ago
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
$104,486
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
6.42%
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%
$2,089,720
$2.1M
Cap Rate 7%
$1,492,657
$1.5M
Cap Rate 9%
$1,160,956
$1.2M
Market Conditions
NOI Build-Up for 4,280 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
$179.8K $42.00/SF
− Vacancy
−$12.6K −$2.94/SF
EGI
$167.2K $39.06/SF
− OpEx
−$62.7K −$14.65/SF
NOI
$104.5K $24.41/SF
Area
Boston, MA
Vacancy
7.00%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,089,720
Cap Rate 7%
$1,492,657
Cap Rate 9%
$1,160,956
Alternative Uses
Best Use
Mixed Use
$1.49M
$1.31M – $1.74M
NOI $104,486 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$1.44M
$1.26M – $1.68M
NOI $100,546 @ 7.0% cap · market cap 6.18%
Theoretical Best
Office A
$3.20M
$2.80M – $3.74M
NOI $224,340 @ 7.0% cap · market cap 13.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,808
Businesses Nearby
Explore this area
Business Placement
Demographics for 02119, MA
29,175
Population
12,937
Households
2.3
Avg Household Size
34
Median Age
30%
College-Educated
81%
High-School Grad
1.6 sq mi
ZIP Area
18,234
Density / Sq Mi
$43,255
Median Household Income
$38,664
Median Earnings
$1,252
Median Rent
$668,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Tenant-occupied commercial areas pair with renovated residential units and central A/C in a versatile urban property.
Where is this mixed-use property located?
The property is located at 3106-3110 Washington St Boston, MA.
What is the asking price?
The asking price for this property is $1,628,000.
What are key features of this property?
This property features: 4,280 SF mixed‑use property with 2 commercial spaces and 2 residential units; Long‑term tenants occupy the commercial spaces; Residential units renovated 3 years ago
