Two-Level Retail
For Sale
Contact for pricing
76 South St, Boston, MA 02130
Two-level retail condo with shared access to a common loading dock and permitted uses except restaurant or food.
Property Size6,497 SF
Price / SF$223.18
Days on Market307
Property Features for 76 South St
General Information
Standard status
Active
Size
6,497 SF
Property subtype
RETAIL
Listing Agency:
NAI | Parsons Commercial Group - Boston
(508) 820-2700
Listed By:
Matt Quinlan
(978) 790-2865
Source:
Moodyscre
Added: Nov 11, 2025
Changed: Sep 11
Last Checked: Sep 13 at 10:28AM
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 NAI | Parsons Commercial Group - Boston
Investment Insights
Based on property information with market context.
This two-level retail condo offers 6,497 SF of commercial space in a well-maintained professional building. The unit provides shared access to a common loading dock, supporting convenient delivery and back-of-house operations.
Positioned just steps from South Station, the location offers strong transit access. The property also provides convenient access to the Mass Pike and I-93, making it practical for customers, tenants, and employees.
Use permissions are flexible: all uses including residential are allowed except restaurant/food. Population within a 2-mile radius is 232,248 (2024), providing a sizable nearby customer base for appropriate concepts.
Positioned just steps from South Station, the location offers strong transit access. The property also provides convenient access to the Mass Pike and I-93, making it practical for customers, tenants, and employees.
Use permissions are flexible: all uses including residential are allowed except restaurant/food. Population within a 2-mile radius is 232,248 (2024), providing a sizable nearby customer base for appropriate concepts.
Key Highlights
- 6,497 SF two‑level retail condo in a well‑maintained professional building
- Shared access to a common loading dock
- Steps from South Station
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
$104,865
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
7.23%
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%
$2,097,300
$2.1M
Cap Rate 7%
$1,498,071
$1.5M
Cap Rate 9%
$1,165,167
$1.2M
Market Conditions
NOI Build-Up for 6,497 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
$163.7K $25.20/SF
− Vacancy
−$13.9K −$2.14/SF
EGI
$149.8K $23.06/SF
− OpEx
−$44.9K −$6.92/SF
NOI
$104.9K $16.14/SF
Area
Boston, MA
Vacancy
8.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
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%
$2,097,300
Cap Rate 7%
$1,498,071
Cap Rate 9%
$1,165,167
Alternative Uses
Best Use
Retail
$1.50M
$1.31M – $1.75M
NOI $104,865 @ 7.0% cap · market cap 7.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.86M
$4.26M – $5.68M
NOI $340,547 @ 7.0% cap · market cap 23.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
20,263
Businesses Nearby
126k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 39%
Hotels & Casinos 33%
Dining 26%
Shops & Services 1%
Whole Foods Market
Groceries
43,710 visits/mo
0.5 miles
McDonald's
Dining
31,271 visits/mo
0.4 miles
Moxy Boston Downtown
Hotels & Casinos
26,386 visits/mo
0.3 miles
DoubleTree by Hilton Hotel Boston - Downtown
Hotels & Casinos
15,586 visits/mo
0.4 miles
Marsh
Groceries
5,564 visits/mo
0.3 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Boston, MA
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Frequently Asked Questions
What type of property is this?
Retail space - Two-level retail condo with shared access to a common loading dock and permitted uses except restaurant or food.
Where is this retail space located?
The property is located at 76 South St Boston, MA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 6,497 SF two‑level retail condo in a well‑maintained professional building; Shared access to a common loading dock; Steps from South Station
