Three-Unit Mixed-Use
For Sale
$2,595,000
55 South St, Boston, MA 02130
Bakery/café space pairs with two four-bedroom residences and a licensed patio.
Property Size3,996 SF
Price / SF$649.40
Days on Market107
Property Features for 55 South St
General Information
Standard status
Active
Size
3,996 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
NS
Units
Unit Mix
2 x 4BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$19,633
Amenities
covered porches
Building Details
Building Size
3,996 SF
Year Built
1900
Buildings
1
Stories
4
Tenancy
Multi
Listing Agency:
eXp Realty LLC
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 17
Changed: Aug 29
Last Checked: Aug 30 at 2:11PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
Located at 55 South St in Boston’s Jamaica Plain neighborhood, this 3,996-square-foot mixed-use condominium was built in 1900 and contains three units. The commercial component has operated as a bakery/café since 2004 and includes a walk-in freezer, high-ceiling basement, and licensed 20x20 patio. Two four-bedroom residential units add covered porches, while a two-car garage serves the property.
Building infrastructure includes updated 400-amp electrical service and FHA gas heat. The property is zoned NS and sits along the South Street corridor, near the Monument, the Arboretum, and local shops. The business may be included or omitted from the transfer, and the residential units may be delivered vacant. Plans for four units plus a rear townhouse are also included for transfer.
Building infrastructure includes updated 400-amp electrical service and FHA gas heat. The property is zoned NS and sits along the South Street corridor, near the Monument, the Arboretum, and local shops. The business may be included or omitted from the transfer, and the residential units may be delivered vacant. Plans for four units plus a rear townhouse are also included for transfer.
Key Highlights
- 3,996 SF mixed‑use condominium with three units, built in 1900
- Bakery/café operating since 2004 with licensed 20x20 patio
- Two four‑bedroom residential units with covered porches
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
$97,552
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
3.76%
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%
$1,951,040
$2.0M
Cap Rate 7%
$1,393,600
$1.4M
Cap Rate 9%
$1,083,911
$1.1M
Market Conditions
NOI Build-Up for 3,996 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
$167.8K $42.00/SF
− Vacancy
−$11.7K −$2.94/SF
EGI
$156.1K $39.06/SF
− OpEx
−$58.5K −$14.65/SF
NOI
$97.6K $24.41/SF
Area
Boston, MA
Vacancy
7.00%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,951,040
Cap Rate 7%
$1,393,600
Cap Rate 9%
$1,083,911
Alternative Uses
Best Use
Mixed Use
$1.39M
$1.22M – $1.63M
NOI $97,552 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$1.34M
$1.17M – $1.56M
NOI $93,874 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$2.99M
$2.62M – $3.49M
NOI $209,454 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,414
Businesses Nearby
Explore this area
Business Placement
Demographics for 02130, MA
38,284
Population
18,802
Households
2
Avg Household Size
36
Median Age
73%
College-Educated
94%
High-School Grad
3.5 sq mi
ZIP Area
10,938
Density / Sq Mi
$130,533
Median Household Income
$73,238
Median Earnings
$2,434
Median Rent
$763,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Bakery/café space pairs with two four-bedroom residences and a licensed patio.
Where is this mixed-use property located?
The property is located at 55 South St Boston, MA.
What is the asking price?
The asking price for this property is $2,595,000.
What are key features of this property?
This property features: 3,996 SF mixed‑use condominium with three units, built in 1900; Bakery/café operating since 2004 with licensed 20x20 patio; Two four‑bedroom residential units with covered porches
