Multifamily Property with Harbor
New
For Sale
$1,500,000
63 Harbor View Avenue, Winthrop, MA 02152
Public stairs nearby lead to Yirrell Beach and shoreline walks.
Property Size2,852 SF
Price / SF$525.95
Days on Market6
Property Features for 63 Harbor View Avenue
General Information
Standard status
Active
Size
2,852 SF
Property subtype
Multi-family
Building Details
Year Built
1910
Listing Agency:
Brian J. Perrin Real Estate
Listed By:
Brian Perrin
(617) 201-3204
Source:
Kelleyrege
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 7:52AM
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 Brian J. Perrin Real Estate
Investment Insights
Based on property information with market context.
Built in 1910, this multifamily residence has Hardie Board siding and views of the ocean, Boston Harbor, and the Boston skyline. Its current configuration may also be converted to a four-bedroom single-family home. Replacement windows and doors are awaiting Massport approval.
The property occupies an elevated setting in Winthrop, with public stairs close by providing access to Yirrell Beach and its shoreline walks.
The property occupies an elevated setting in Winthrop, with public stairs close by providing access to Yirrell Beach and its shoreline walks.
Key Highlights
- Ocean, Boston Harbor, and Boston skyline views
- Multifamily layout with potential conversion to a four‑bedroom single‑family home
- Public stairs nearby provide access to Yirrell Beach
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
$49,543
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
3.30%
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%
$990,860
$990.9K
Cap Rate 7%
$707,757
$707.8K
Cap Rate 9%
$550,478
$550.5K
Market Conditions
NOI Build-Up for 2,852 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
$95.8K $33.60/SF
− Vacancy
−$5.7K −$2.02/SF
EGI
$90.1K $31.58/SF
− OpEx
−$40.5K −$14.21/SF
NOI
$49.5K $17.37/SF
Area
Suffolk County, MA
Vacancy
6.00%
Lease Rate
$33.60 /SF/Yr
Expense Ratio
45.00%
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%
$990,860
Cap Rate 7%
$707,757
Cap Rate 9%
$550,478
Alternative Uses
Best Use
Apartment 5plus
$707.8K
$619.3K – $825.7K
NOI $49,543 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,186 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
219
Businesses Nearby
Explore this area
Business Placement
Demographics for 02152, MA
19,316
Population
8,467
Households
2.3
Avg Household Size
44
Median Age
43%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
11,362
Density / Sq Mi
$106,357
Median Household Income
$68,062
Median Earnings
$1,909
Median Rent
$606,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Public stairs nearby lead to Yirrell Beach and shoreline walks.
Where is this multifamily property located?
The property is located at 63 Harbor View Avenue Winthrop, 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: Ocean, Boston Harbor, and Boston skyline views; Multifamily layout with potential conversion to a four‑bedroom single‑family home; Public stairs nearby provide access to Yirrell Beach
