Mixed-Use Building in Boston
For Sale
$5,000,000
65-65A Beach Street, Boston, MA 02111
Four-story mixed-use building with retail and residential units.
Property Size6,650 SF
Price / SF$751.88
Days on Market149
Property Features for 65-65A Beach Street
General Information
Standard status
Active
Size
6,650 SF
Property subtype
Residential
Taxes and HOA fees
Annual Taxes
$21,600
Amenities
Rubber Roof
Building Details
Year Built
1920
Listing Agency:
Ark Real Estate Inc.
(857) 205-6686
Listed By:
Bin Yan
Source:
Corcoran
Added: Mar 17
Changed: Aug 8
Last Checked: Aug 8 at 2:16PM
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 Ark Real Estate Inc.
Investment Insights
Based on property information with market context.
This four-story mixed-use building is located in Boston’s Chinatown area. The property includes six residential units and one street-level retail space. The gross building area is approximately 6,650 square feet, with 5,320 square feet designated as residential living area. The property generates approximately $285,000 in current gross annual income, with projected income potential exceeding $300,000. Historically, the property has maintained strong occupancy, providing stable cash flow. The location is near downtown, public transportation, medical facilities, restaurants, and retail amenities, offering long-term appreciation and value-add potential. The property is sold as-is.
Key Highlights
- High Gross Annual Income: Approximately $285,000 in current gross annual income with projected income potential exceeding $300,000.
- Mixed‑Use Building: Features 6 residential units and 1 street‑level retail space.
- Prime Location: Conveniently located in Boston’s Chinatown area near downtown, public transportation, medical facilities, restaurants, and retail.
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
$162,343
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
3.25%
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%
$3,246,860
$3.2M
Cap Rate 7%
$2,319,186
$2.3M
Cap Rate 9%
$1,803,811
$1.8M
Market Conditions
NOI Build-Up for 6,650 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
$279.3K $42.00/SF
− Vacancy
−$19.6K −$2.94/SF
EGI
$259.7K $39.06/SF
− OpEx
−$97.4K −$14.65/SF
NOI
$162.3K $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%
$3,246,860
Cap Rate 7%
$2,319,186
Cap Rate 9%
$1,803,811
Alternative Uses
Best Use
Mixed Use
$2.32M
$2.03M – $2.71M
NOI $162,343 @ 7.0% cap · market cap 3.25%
Second Best
Apartment 5plus
$2.23M
$1.95M – $2.60M
NOI $156,222 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$4.98M
$4.36M – $5.81M
NOI $348,566 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21,628
Businesses Nearby
Explore this area
Business Placement
Demographics for 02111, MA
9,716
Population
4,535
Households
2.1
Avg Household Size
34
Median Age
57%
College-Educated
83%
High-School Grad
0.2 sq mi
ZIP Area
48,580
Density / Sq Mi
$70,865
Median Household Income
$42,225
Median Earnings
$1,994
Median Rent
$953,400
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 - Four-story mixed-use building with retail and residential units.
Where is this mixed-use property located?
The property is located at 65-65A Beach Street Boston, MA.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: High Gross Annual Income: Approximately $285,000 in current gross annual income with projected income potential exceeding $300,000.; Mixed‑Use Building: Features 6 residential units and 1 street‑level retail space.; Prime Location: Conveniently located in Boston’s Chinatown area near downtown, public transportation, medical facilities, restaurants, and retail.
