Commercial Condo Office
For Sale
$379,000
370 Beech St #3, Boston, MA 02131
Office condo in a 2016 building with floor-to-ceiling windows, private bathroom, and dedicated storage.
Property Size692 SF
Price / SF$547.69
Days on Market62
Property Features for 370 Beech St #3
General Information
Standard status
Active
Size
692 SF
Building Details
Year Built
2015
Listing Agency:
Compass
(850) 554-3142
Listed By:
The Muncey Group · License #BK3153120
Source:
Insightrealtygroup
Added: Jun 22
Changed: Jul 21
Last Checked: Aug 22 at 3:30AM
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 Compass
Investment Insights
Based on property information with market context.
This 2016 commercial condo office suite offers a light-filled interior with floor-to-ceiling windows, soaring ceilings, and a flexible open layout. The unit includes a private bathroom and dedicated storage, supporting day-to-day client and staff needs.
The property is located at a recognizable intersection where Washington, Walworth, and Beech Streets converge, providing visibility in a busy area.
Condo fees are reported as $181 per month and include water, sewer, master insurance, exterior maintenance, and snow removal. The suite is offered for sale as a commercial condo within a newer mixed-use-style building.
The property is located at a recognizable intersection where Washington, Walworth, and Beech Streets converge, providing visibility in a busy area.
Condo fees are reported as $181 per month and include water, sewer, master insurance, exterior maintenance, and snow removal. The suite is offered for sale as a commercial condo within a newer mixed-use-style building.
Key Highlights
- 692 sq ft commercial condo in a 2016 building (Year built: 2015).
- Floor‑to‑ceiling windows and soaring ceilings with a flexible open layout.
- Private bathroom plus dedicated storage included.
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
$20,403
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
5.38%
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%
$408,060
$408.1K
Cap Rate 7%
$291,471
$291.5K
Cap Rate 9%
$226,700
$226.7K
Market Conditions
NOI Build-Up for 692 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
$34.9K $50.40/SF
− Vacancy
−$7.7K −$11.09/SF
EGI
$27.2K $39.31/SF
− OpEx
−$6.8K −$9.83/SF
NOI
$20.4K $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%
$408,060
Cap Rate 7%
$291,471
Cap Rate 9%
$226,700
Alternative Uses
Best Use
Office B
$291.5K
$255.0K – $340.1K
NOI $20,403 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$518.2K
$453.4K – $604.5K
NOI $36,272 @ 7.0% cap · market cap 9.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Explore this area
Business Placement
Demographics for 02131, MA
30,544
Population
13,264
Households
2.3
Avg Household Size
39
Median Age
52%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
10,909
Density / Sq Mi
$109,237
Median Household Income
$65,268
Median Earnings
$1,999
Median Rent
$634,200
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?
Office units - Office condo in a 2016 building with floor-to-ceiling windows, private bathroom, and dedicated storage.
Where is this office units located?
The property is located at 370 Beech St #3 Boston, MA.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: 692 sq ft commercial condo in a 2016 building (Year built: 2015).; Floor‑to‑ceiling windows and soaring ceilings with a flexible open layout.; Private bathroom plus dedicated storage included.
