Harbor-View Office
40 Beach St 200, Manchester, MA 01944
For Sale
$1,500,000
Pending
Four suites form two adjoining office configurations with existing tenancy extending through 2028.
Property Size3,009 SF
Days on Market47
Property Features for 40 Beach St 200
General Information
Standard status
Size
Total Parking Spaces
Elevators
Property subtype
Additional Details
Floor
Public Transit
Office Units
Taxes and HOA fees
Annual Taxes
Amenities
keypad entry
Building Details
Building Size
Year Built
Tenancy
Listing Agency:
Coldwell Banker Realty - Manchester
Listed By:
Krista Julian
(617) 312-5413
Source:
Elliman
Added: Sep 24
Changed: Nov 1
Last Checked: Nov 8 at 6:36AM
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 Coldwell Banker Realty - Manchester
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Investment Insights
Based on property information with market context.
The second-floor office offering at Harbor’s Point totals 3,009 square feet across Suites 200, 201, 204 and 205, arranged as two adjoining suites. The space includes private offices, conference rooms, shared work areas and a kitchenette, with harbor views from select offices. Existing leases run from month to month through 2028. The property was built in 1984 and includes six dedicated parking spaces, elevator service and keypad entry.
At 40 Beach St, the property sits in Manchester-by-the-Sea’s business district near Manchester Harbor. The MBTA Rockport Line is across the parking lot, with rail service to Boston and North Shore communities. Restaurants, shops, banks, the post office and a pharmacy are among the nearby businesses and services.
At 40 Beach St, the property sits in Manchester-by-the-Sea’s business district near Manchester Harbor. The MBTA Rockport Line is across the parking lot, with rail service to Boston and North Shore communities. Restaurants, shops, banks, the post office and a pharmacy are among the nearby businesses and services.
Key Highlights
- 3,009 square feet of second‑floor office space
- Suites 200, 201, 204 and 205 configured as two adjoining suites
- Existing leases range from month to month through 2028
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$83,870
Cap Rate
5.59%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,677,400
$1.7M
Cap Rate 7%
$1,198,143
$1.2M
Cap Rate 9%
$931,889
$931.9K
Market Conditions
NOI Build-Up for 3,009 SF
Gross rent
$137.2K $45.60/SF
− Vacancy
−$25.4K −$8.44/SF
EGI
$111.8K $37.16/SF
− OpEx
−$28.0K −$9.29/SF
NOI
$83.9K $27.87/SF
Area
Essex County, MA
Vacancy
18.50%
Lease Rate
$45.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,677,400
Cap Rate 7%
$1,198,143
Cap Rate 9%
$931,889
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $83,870 @ 7.0% cap · market cap 5.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,692 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
342
Businesses Nearby
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Business Placement
Demographics for 01944, MA
5,395
Population
2,281
Households
2.4
Avg Household Size
50
Median Age
84%
College-Educated
99%
High-School Grad
9.2 sq mi
ZIP Area
586
Density / Sq Mi
$197,875
Median Household Income
$99,797
Median Earnings
$1,872
Median Rent
$932,000
Median Home Value
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Market
Average Price Trend$/SF for Office Units in Essex County, MA
Properties on Market for Office Units in Essex County
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Office unit - Four suites form two adjoining office configurations with existing tenancy extending through 2028.
Where is this office unit located?
The property is located at 40 Beach St 200 Manchester, MA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 3,009 square feet of second‑floor office space; Suites 200, 201, 204 and 205 configured as two adjoining suites; Existing leases range from month to month through 2028
