Commercial Property with Strong
For Sale
$989,000
857 Washington Street, Braintree, MA 02184
For-sale commercial property in a high-traffic General Business District with strong frontage and visibility.
Property Size1,686 SF
Days on Market114
Property Features for 857 Washington Street
General Information
Standard status
Active
Size
1,686 SF
Property subtype
Commercial
Zoning
General Business District
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$15,491
Building Details
Building Size
1,686 SF
Year Built
1939
Listing Agency:
Cusack & Associates
Listed By:
The Cusack Team
(781) 953-1500
Source:
Classifiedrealtygroup
Added: May 14
Changed: Sep 3
Last Checked: Sep 4 at 3:20AM
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 Cusack & Associates
Investment Insights
Based on property information with market context.
For sale: a commercial property located in the high-traffic General Business District featuring exceptional frontage and visibility. The property is positioned for retail, medical, or professional office use and can support customization for build-out or redevelopment.
Convenient access is highlighted with proximity to the Red Line and commuter rail, along with nearby highway access. The address is 857 Washington Street, Braintree, MA 02184.
Convenient access is highlighted with proximity to the Red Line and commuter rail, along with nearby highway access. The address is 857 Washington Street, Braintree, MA 02184.
Key Highlights
- Commercial property built in 1939 in a high‑traffic General Business District.
- Strong frontage and visibility for retail, medical, or professional office use.
- Minutes to the Red Line and Commuter Rail, with highway access nearby.
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
$36,997
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
3.74%
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%
$739,940
$739.9K
Cap Rate 7%
$528,529
$528.5K
Cap Rate 9%
$411,078
$411.1K
Market Conditions
NOI Build-Up for 1,686 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
$59.1K $35.04/SF
− Vacancy
−$9.7K −$5.78/SF
EGI
$49.3K $29.26/SF
− OpEx
−$12.3K −$7.31/SF
NOI
$37.0K $21.94/SF
Area
Norfolk County, MA
Vacancy
16.50%
Lease Rate
$35.04 /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%
$739,940
Cap Rate 7%
$528,529
Cap Rate 9%
$411,078
Alternative Uses
Best Use
Office B
$528.5K
$462.5K – $616.6K
NOI $36,997 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$998.1K
$873.3K – $1.16M
NOI $69,867 @ 7.0% cap · market cap 7.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
875
Businesses Nearby
Explore this area
Business Placement
Demographics for 02184, MA
39,143
Population
15,032
Households
2.6
Avg Household Size
42
Median Age
47%
College-Educated
93%
High-School Grad
13.8 sq mi
ZIP Area
2,836
Density / Sq Mi
$125,305
Median Household Income
$65,542
Median Earnings
$1,925
Median Rent
$623,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - For-sale commercial property in a high-traffic General Business District with strong frontage and visibility.
Where is this office building located?
The property is located at 857 Washington Street Braintree, MA.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: Commercial property built in 1939 in a high‑traffic General Business District.; Strong frontage and visibility for retail, medical, or professional office use.; Minutes to the Red Line and Commuter Rail, with highway access nearby.
