Harbor-View Office
New
For Sale
$1,500,000
40 Beach Street #200, Manchester, MA 01944
Second-floor office space offers flexible suite configuration, established tenancy, and elevator access.
Property Size3,009 SF
Price / SF$498.50
Days on Market4
Property Features for 40 Beach Street #200
General Information
Standard status
Active
Size
3,009 SF
Total Parking Spaces
6
Elevators
Yes
Zoning
G
Additional Details
Floor
2
Public Transit
Yes
Office Units
2
Taxes and HOA fees
Annual Taxes
$3,395
Amenities
private offices
conference rooms
collaborative work areas
kitchenette
keypad entry
Manchester Harbor views
Building Details
Building Size
3,009 SF
Year Built
1984
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty - Manchester
Listed By:
Krista Julian
(978) 526-7572
Source:
Laerrealty
Added: Sep 22
Last Checked: Sep 24 at 7:43AM
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
Investment Insights
Based on property information with market context.
This 3,009-square-foot second-floor office offering at Harbor’s Point comprises Suites 200, 201, 204, and 205, arranged as two adjoining office suites. The layout includes private offices, conference rooms, collaborative work areas, and a kitchenette, with select offices facing Manchester Harbor. Six dedicated parking spaces are included, along with elevator service and keypad entry. Constructed in 1984, the property carries G zoning.
Existing leases range from month to month through 2028, supporting current occupancy while retaining future flexibility for an owner-user or investor. The MBTA Rockport Line is across the parking lot, with service to Boston and North Shore communities. The property is positioned in Manchester-by-the-Sea’s business district near Manchester Harbor, Singing Beach, restaurants, shops, banks, the post office, pharmacy, and other local businesses.
Existing leases range from month to month through 2028, supporting current occupancy while retaining future flexibility for an owner-user or investor. The MBTA Rockport Line is across the parking lot, with service to Boston and North Shore communities. The property is positioned in Manchester-by-the-Sea’s business district near Manchester Harbor, Singing Beach, restaurants, shops, banks, the post office, pharmacy, and other local businesses.
Key Highlights
- 3,009 SF of second‑floor office space in Suites 200, 201, 204 and 205
- Configured as two adjoining office suites with private offices and conference rooms
- Existing leases range from month to month through 2028
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
$83,870
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
5.59%
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%
$1,677,400
$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
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
$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 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%
$1,677,400
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.
Property Analytics
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Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
342
Businesses Nearby
Explore this area
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
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office units - Second-floor office space offers flexible suite configuration, established tenancy, and elevator access.
Where is this office units located?
The property is located at 40 Beach Street #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 SF of second‑floor office space in Suites 200, 201, 204 and 205; Configured as two adjoining office suites with private offices and conference rooms; Existing leases range from month to month through 2028
