Corner Storefront
For Sale
$825,000
4 Parkman, Boston, MA 02122
Signalized-corner positioning along Dorchester Ave supports retail, restaurant, and office possibilities in a mixed-use corridor.
Property Size2,200 SF
Price / SF$375
Days on Market121
Property Features for 4 Parkman
General Information
Standard status
Active
Size
2,200 SF
Property subtype
COMMERCIAL
Additional Details
Corner Location
Yes
Building Details
Year Built
1900
Buildings
1
Listing Agency:
TMW Realty Group
(617) 512-6468
Listed By:
Thomas White
Source:
Nerealtyco
Added: Apr 14
Changed: Aug 10
Last Checked: Aug 11 at 12:40PM
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 TMW Realty Group
Investment Insights
Based on property information with market context.
This 2,200-square-foot storefront building occupies a signalized corner on Dorchester Ave. Built in 1900, the property is currently used as a church and provides a flexible interior configuration for commercial repositioning. Retail, restaurant, and office applications are identified, along with possible residential conversion or vertical expansion subject to buyer verification.
The property is located in Boston’s Dorchester area within a mixed-use corridor surrounded by dense population and ongoing development activity. Its corner placement provides street presence along a well-traveled avenue, while the existing storefront format offers a basis for continued commercial use or further evaluation by an owner-user, investor, or developer.
The property is located in Boston’s Dorchester area within a mixed-use corridor surrounded by dense population and ongoing development activity. Its corner placement provides street presence along a well-traveled avenue, while the existing storefront format offers a basis for continued commercial use or further evaluation by an owner-user, investor, or developer.
Key Highlights
- 2,200 SF storefront building on a signalized corner
- Located on Dorchester Ave in Boston, MA 02122
- Currently configured for church use
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
$64,865
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
7.86%
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%
$1,297,300
$1.3M
Cap Rate 7%
$926,643
$926.6K
Cap Rate 9%
$720,722
$720.7K
Market Conditions
NOI Build-Up for 2,200 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
$110.9K $50.40/SF
− Vacancy
−$24.4K −$11.09/SF
EGI
$86.5K $39.31/SF
− OpEx
−$21.6K −$9.83/SF
NOI
$64.9K $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%
$1,297,300
Cap Rate 7%
$926,643
Cap Rate 9%
$720,722
Alternative Uses
Best Use
Office B
$926.6K
$810.8K – $1.08M
NOI $64,865 @ 7.0% cap · market cap 7.86%
Second Best
Retail
$507.3K
$443.9K – $591.8K
NOI $35,509 @ 7.0% cap · market cap 4.30%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,315 @ 7.0% cap · market cap 13.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,042
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02122, MA
24,385
Population
10,039
Households
2.4
Avg Household Size
35
Median Age
38%
College-Educated
81%
High-School Grad
1.7 sq mi
ZIP Area
14,344
Density / Sq Mi
$82,945
Median Household Income
$53,897
Median Earnings
$2,052
Median Rent
$656,400
Median Home Value
Market
Vacancy Rate% for Office in Boston, MA
Questions? Ask Rey
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Similar Off Market Nearby
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- Patrycya's custom arrangements
Frequently Asked Questions
What type of property is this?
Storefront property - Signalized-corner positioning along Dorchester Ave supports retail, restaurant, and office possibilities in a mixed-use corridor.
Where is this storefront property located?
The property is located at 4 Parkman Boston, MA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 2,200 SF storefront building on a signalized corner; Located on Dorchester Ave in Boston, MA 02122; Currently configured for church use
