Listing Agency: Cabot & Company e***@gmail.com Show Phone

Listed By: Eric Shabshelowitz Show Phone

Source: Moodyscre

Added: Aug 3 Changed: Aug 9 Last Checked: Aug 10 at 7:26AM

Report an Issue

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.

This 1,789-square-foot retail condominium at 362-364 W Broadway, Unit C, combines an open ground-floor layout with a finished lower level featuring high ceilings. The configuration supports a range of commercial formats, including retail, wellness, fitness, medical, creative, and service-oriented businesses as identified for the space.

Large storefront windows face West Broadway, providing a prominent street-facing presence along a corridor with pedestrian and vehicle traffic. The property is located in South Boston, Massachusetts, and is offered for sale.

Key Highlights

• 1,789‑square‑foot commercial condominium at 362‑364 W Broadway, Unit C
• Open ground‑floor area paired with a finished lower level
• Finished lower level includes high ceilings

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

$52,747

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

4.80%

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%

$1,054,940 $1.1M

Cap Rate 7%

$753,529 $753.5K

Cap Rate 9%

$586,078 $586.1K

Market Conditions

NOI Build-Up for 1,789 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

$90.2K $50.40/SF

− Vacancy

−$19.8K −$11.09/SF

EGI

$70.3K $39.31/SF

− OpEx

−$17.6K −$9.83/SF

NOI

$52.7K $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%

$1,054,940

Cap Rate 7%

$753,529

Cap Rate 9%

$586,078

Alternative Uses

Best Use

Office B

$753.5K

$659.3K – $879.1K (±1% cap)

NOI $52,747 @ 7.0% cap · market cap 4.80%

Second Best

Retail

$412.5K

$361.0K – $481.3K (±1% cap)

NOI $28,876 @ 7.0% cap · market cap 2.63%

Theoretical Best

Office A

$1.34M

$1.17M – $1.56M (±1% cap)

NOI $93,772 @ 7.0% cap · market cap 8.52%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Retail space

Suggested Use

Top Pick Auto Parts Store (Bike/Boat/Book/etc) Store Nursing Home Plumbing Service HVAC Service Tanning Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

2,322

Businesses Nearby

Explore this area Business Placement

Demographics for 02127, MA

37,939

Population

19,495

Households

1.9

Avg Household Size

31

Median Age

69%

College-Educated

95%

High-School Grad

2.1 sq mi

ZIP Area

18,066

Density / Sq Mi

$156,373

Median Household Income

$85,444

Median Earnings

$2,435

Median Rent

$858,600

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this retail space located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Retail space - Flexible commercial condo with an open main level, finished lower level, and prominent storefront glazing.

Where is this retail space located?

The property is located at 362 W Broadway South Boston, MA.

What is the asking price?

The asking price for this property is $1,100,000.

What are key features of this property?

This property features: 1,789‑square‑foot commercial condominium at 362‑364 W Broadway, Unit C; Open ground‑floor area paired with a finished lower level; Finished lower level includes high ceilings