Mixed-Use Property in
For Sale
$1,500,000
826 Broadway, Everett, MA 02149
Mixed-use property with commercial, residential, and retail spaces.
Property Size3,238 SF
Price / SF$463.25
Days on Market157
Property Features for 826 Broadway
General Information
Standard status
Active
Size
3,238 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Zoning
DD
Net Operating Income
$25,200
Taxes and HOA fees
Annual Taxes
$23,082
Building Details
Building Size
3,238 SF
Year Built
1900
Stories
5
Listing Agency:
Mathieu Newton Sotheby's International Realty
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 7
Changed: Sep 9
Last Checked: Sep 10 at 5:42AM
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 Mathieu Newton Sotheby's International Realty
Investment Insights
Based on property information with market context.
This mixed-use property is located in the Glendale neighborhood and presents an opportunity for investors or owner-occupants. The property includes two commercial units, one residential unit, and a stand-alone retail storefront. There is also an opportunity to finish the attic for added value. The first floor is currently a fully operational dental office with multiple operatories, offering an established professional setup with expansion potential. The second-floor residential unit features 2 beds, 1 bath, wood floors, an eat-in kitchen, and in-unit laundry. A separate front storefront provides dedicated retail, office, or wellness space, creating layered income streams and flexibility. An unfinished basement with high ceilings offers storage or future build-out potential. The property retains architectural character, including a grand staircase and fireplaces. The location provides easy access to Boston via Routes 1 and 93 and MBTA transit, and is near Encore, Assembly Row, and Revere Beach. This versatile mixed-use asset is positioned for income stability, control, and long-term appreciation.
Key Highlights
- Mixed‑use property with diverse income streams from 2 commercial units, 1 residential unit, and a separate retail storefront.
- First floor features a fully operational dental office with multiple operatories, providing established income and expansion potential.
- Second‑floor residential unit includes 2 beds, 1 bath, wood floors, eat‑in kitchen, and in‑unit laundry.
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
$102,743
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
6.85%
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%
$2,054,860
$2.1M
Cap Rate 7%
$1,467,757
$1.5M
Cap Rate 9%
$1,141,589
$1.1M
Market Conditions
NOI Build-Up for 3,238 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
$175.6K $54.24/SF
− Vacancy
−$38.6K −$11.93/SF
EGI
$137.0K $42.31/SF
− OpEx
−$34.2K −$10.58/SF
NOI
$102.7K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /SF/Yr
Expense Ratio
25.00%
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%
$2,054,860
Cap Rate 7%
$1,467,757
Cap Rate 9%
$1,141,589
Alternative Uses
Best Use
Office B
$1.47M
$1.28M – $1.71M
NOI $102,743 @ 7.0% cap · market cap 6.85%
Second Best
Healthcare Medical
$1.34M
$1.17M – $1.57M
NOI $93,989 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$1.92M
$1.68M – $2.24M
NOI $134,182 @ 7.0% cap · market cap 8.95%
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
981
Businesses Nearby
Explore this area
Business Placement
Demographics for 02149, MA
49,075
Population
18,541
Households
2.6
Avg Household Size
35
Median Age
23%
College-Educated
80%
High-School Grad
3.4 sq mi
ZIP Area
14,434
Density / Sq Mi
$79,658
Median Household Income
$40,836
Median Earnings
$1,988
Median Rent
$605,200
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with commercial, residential, and retail spaces.
Where is this mixed-use property located?
The property is located at 826 Broadway Everett, 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: Mixed‑use property with diverse income streams from 2 commercial units, 1 residential unit, and a separate retail storefront.; First floor features a fully operational dental office with multiple operatories, providing established income and expansion potential.; Second‑floor residential unit includes **2 beds, 1 bath, wood floors, eat‑in kitchen, and in‑unit laundry.**
