Waterfront Mixed-Use
New
For Sale
$1,295,000
9-11 Williams St, Chelsea, MA 02150
Includes a one-bedroom residence and leased commercial space with storage and two restrooms.
Property Size1,660 SF
Price / SF$780.12
Days on Market5
Property Features for 9-11 Williams St
General Information
Standard status
Active
Size
1,660 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$6,250
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
MIG
(617) 651-5406
Listed By:
Nichols Realty Team
Source:
Corcoran
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 7:00AM
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 MIG
Investment Insights
Based on property information with market context.
This mixed-use property includes a 1,660-square-foot building with one residential unit configured as a 1BR/1BA residence. The commercial portion provides two restrooms and additional storage area, and is leased to a restaurant/liquor tenant through November 2028.
The offering includes the adjacent parcel at 25 Division St. and is being sold as a combined package rather than separately. Together, the two parcels contain four residential units and one commercial unit. The property is located in Chelsea’s waterfront district near Bellingham Square, along the Mystic River/Chelsea Creek corridor, with proximity to Chelsea Commuter Rail, the Tobin Bridge, and downtown Boston.
The offering includes the adjacent parcel at 25 Division St. and is being sold as a combined package rather than separately. Together, the two parcels contain four residential units and one commercial unit. The property is located in Chelsea’s waterfront district near Bellingham Square, along the Mystic River/Chelsea Creek corridor, with proximity to Chelsea Commuter Rail, the Tobin Bridge, and downtown Boston.
Key Highlights
- 1,660‑square‑foot mixed‑use property
- One residential unit with 1BR/1BA layout
- Commercial space includes 2 restrooms and storage area
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
$37,137
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
2.87%
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%
$742,740
$742.7K
Cap Rate 7%
$530,529
$530.5K
Cap Rate 9%
$412,633
$412.6K
Market Conditions
NOI Build-Up for 1,660 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
$53.2K $32.04/SF
− Vacancy
−$3.7K −$2.21/SF
EGI
$49.5K $29.83/SF
− OpEx
−$12.4K −$7.46/SF
NOI
$37.1K $22.37/SF
Area
Suffolk County, MA
Vacancy
6.90%
Lease Rate
$32.04 /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%
$742,740
Cap Rate 7%
$530,529
Cap Rate 9%
$412,633
Alternative Uses
Best Use
Specialty Retail
$530.5K
$464.2K – $619.0K
NOI $37,137 @ 7.0% cap · market cap 2.87%
Second Best
Multifamily LT 5
$451.8K
$395.3K – $527.1K
NOI $31,625 @ 7.0% cap · market cap 2.44%
Theoretical Best
Office A
$982.7K
$859.9K – $1.15M
NOI $68,790 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,868
Businesses Nearby
Explore this area
Business Placement
Demographics for 02150, MA
40,721
Population
14,162
Households
2.9
Avg Household Size
34
Median Age
22%
College-Educated
69%
High-School Grad
2.2 sq mi
ZIP Area
18,510
Density / Sq Mi
$72,122
Median Household Income
$41,046
Median Earnings
$1,861
Median Rent
$476,500
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 - Includes a one-bedroom residence and leased commercial space with storage and two restrooms.
Where is this mixed-use property located?
The property is located at 9-11 Williams St Chelsea, MA.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 1,660‑square‑foot mixed‑use property; One residential unit with 1BR/1BA layout; Commercial space includes 2 restrooms and storage area
