Building Details

Year Built 1931

Year Renovated 2018

Units 5

Listing Agency: Yannios Real Estate Investment Sales

Listed By: James Yannios · License #9052901 Show Phone

Source: Crexi

Added: Aug 30 Changed: Sep 1 Last Checked: Sep 1 at 10:33PM

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Investment Insights

Based on property information with market context.

This mixed-use property contains 4,639 square feet of building area and was constructed in 1931. The asset is located at 691, 693-693B Dudley St. in Dorchester, Massachusetts, within ZIP code 02125.

Key Highlights

• 4,639 square feet of building area
• Constructed in 1931
• Located at 691, 693‑693B Dudley St.

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

$113,250

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

6.29%

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%

$2,265,000 $2.3M

Cap Rate 7%

$1,617,857 $1.6M

Cap Rate 9%

$1,258,333 $1.3M

Market Conditions

NOI Build-Up for 4,639 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

$194.8K $42.00/SF

− Vacancy

−$13.6K −$2.94/SF

EGI

$181.2K $39.06/SF

− OpEx

−$67.9K −$14.65/SF

NOI

$113.2K $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%

$2,265,000

Cap Rate 7%

$1,617,857

Cap Rate 9%

$1,258,333

Alternative Uses

Best Use

Mixed Use

$1.62M

$1.42M – $1.89M (±1% cap)

NOI $113,250 @ 7.0% cap · market cap 6.29%

Second Best

Specialty Retail

$1.28M

$1.12M – $1.49M (±1% cap)

NOI $89,305 @ 7.0% cap · market cap 4.96%

Theoretical Best

Office A

$3.47M

$3.04M – $4.05M (±1% cap)

NOI $243,158 @ 7.0% cap · market cap 13.51%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Uphams Corner Train Station

Suggested Use

Top Pick Law Firm Dental Office Real Estate Agency Skin Care Clinic Acupuncture Cafe & Coffee Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

1,917

Businesses Nearby

59k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Dining 53% Shops & Services 36% Home Improvements & Furnishings 5% Apparel 4%

KFC Dining

19,203 visits/mo 0.4 miles

Dunkin' Donuts Dining

12,224 visits/mo 0.4 miles

PLS Financial Services Shops & Services

9,721 visits/mo 0.4 miles

7-Eleven Shops & Services

5,919 visits/mo 0.4 miles

Citizens Bank Shops & Services

4,788 visits/mo 0.1 miles

Demographics for 02125, MA

34,926

Population

14,999

Households

2.3

Avg Household Size

32

Median Age

42%

College-Educated

87%

High-School Grad

2.2 sq mi

ZIP Area

15,875

Density / Sq Mi

$71,810

Median Household Income

$52,106

Median Earnings

$1,897

Median Rent

$645,400

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Commercial property combining multiple use types within an established building.

Where is this mixed-use property located?

The property is located at 691 693-693B Dudley St. Dorchester, MA.

What is the asking price?

The asking price for this property is $1,800,000.

What are key features of this property?

This property features: 4,639 square feet of building area; Constructed in 1931; Located at 691, 693‑693B Dudley St.