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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    398-402 Harvard St Brookline, MA 02446

    • Retail space
    • 3,080 SF
    • 0.09 lot acres
    OFF-MARKET
    Value Estimations
    $750,000
    Show details
    Cap Rate Potential
    9.2%
    Retail space
    Location Intelligence
    Property ID
    US38-1625737
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Retail space

    Property Details for 398-402 Harvard St

    Year built
    1925
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    0.09 lot acres
    Property size
    3,080 SF
    Zone code
    L10
    Property type
    Retail space
    APN
    BROO B:078 L:0003 S:0000
    APU
    BROOB078L0003S0000

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $570,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $875,000
      6.5%
      $805,000
      7%
      $750,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $867,000
      Market price range: $489k - $1.36M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $900,000
      Current use
      AUTO REPAIR, GARAGE
      $990,000
      Change: +10% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $790,000
      Change: -13% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Brookline
    County
    Norfolk
    State
    Massachusetts
    Longitude
    -71.1268
    Latitude
    42.3449
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $32,978
    $1,202,600
    $807,000
    $2,009,600
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $2,045,000
      11,640 SF

      224 Harvard St, Unit 236

      RETAIL STORES (PERSONAL SERVICES) • 11,640 SF
      224 Harvard St, Brookline, MA 02446-5003
      View Details
    • Value Estimation
      $1,045,000
      5,612 SF

      408 Harvard St, Unit 414

      RETAIL STORES (PERSONAL SERVICES) • 5,612 SF
      408 Harvard St, Brookline, MA 02446-2902
      View Details
    • Value Estimation
      $1,900,000
      10,684 SF

      473 Harvard St, Unit 481

      RETAIL STORES (PERSONAL SERVICES) • 10,684 SF
      473 Harvard St, Brookline, MA 02446-2439
      View Details
    • Value Estimation
      $1,845,000
      10,363 SF

      400 Washington St

      RETAIL STORES (PERSONAL SERVICES) • 10,363 SF
      400 Washington St, Brookline, MA 02446-6144
      View Details
    • Value Estimation
      $605,000
      2,300 SF

      1022-1024 Beacon St

      RETAIL STORES (PERSONAL SERVICES) • 2,300 SF
      1022-1024 Beacon St, Brookline, MA 02446
      View Details
    • Value Estimation
      $570,000
      2,365 SF

      1356 Beacon St

      RETAIL STORES (PERSONAL SERVICES) • 2,365 SF
      1356 Beacon St, Brookline, MA 02446-3201
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Retail Space in Coolidge Corner

      655 SF retail space with high visibility and foot traffic.
      14 Green St, Brookline, MA 02446
      View Details
    • $999,000

      Established Japanese Cuisine Restaurant Opportunity

      Long-established Japanese restaurant with liquor license for sale.
      1280 Beacon St, Brookline, MA 02446
      View Details
    • Contact for pricing
      0.23 Acres

      Brookline Commercial Space - Prime Location

      1700 sq ft Flex Space, $4500/month, Triple Net.
      2 Summit Ave, Brookline, MA 02446
      View Details
    • $2,000,000

      Prime Washington Square Triplex

      Three-family property in desirable location, perfect for development or investment.
      1572 Beacon St, Brookline, MA 02446
      View Details
    • $1,999,999

      Coolidge Corner Two-Family Home

      Two-family home in desirable Coolidge Corner, Brookline. Excellent investment opportunity.
      589-591 Washington St, Brookline, MA 02446
      View Details
    • Contact for pricing

      Brookline Multifamily Investment Opportunity

      Three-unit residential building in prime Brookline location near public transit.
      181 Harvard St, Brookline, MA 02446
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      2,629 SF

      Brookline Retail Space For Rent

      2,629 SF retail space near Coolidge Corner MBTA Stop.
      1284 Beacon St, Brookline, MA 02446
      View Details
    • Contact for pricing
      1,333 SF

      Retail Space in Brookline, MA

      1,333 SF retail space available August 1, 2025.
      1360 Beacon St, Brookline, MA 02446
      View Details
    • Contact for pricing
      1,100 SF

      Retail Space on Beacon Street

      Retail space available for rent starting November 1, 2025.
      1375-1393 Beacon St, Brookline, MA 02446
      View Details
    • Contact for pricing

      Prime Retail Space Near BU

      Exceptional retail opportunity near Boston University's main campus.
      Brookline, MA 02446
      View Details
    • $4,500 /Mo

      Brookline Commercial Flex Space

      Commercial flex space with high visibility and foot traffic.
      2 Summit Ave, Brookline, MA 02446
      View Details
    • Contact for pricing
      4,000 SF

      Retail Space Available for Rent

      Retail space available, ranging from 1,500 to 4,000 square feet.
      1295-1297 Beacon St, Brookline, MA 02446
      View Details
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    398-402 Harvard St
    Brookline, MA 02446
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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