Two-Unit Duplex with Original
For Sale
$939,000
Pending
30 Pleasant Hill Ave, Boston, MA 02126
Residential Income, Boston, MA
Property Size3,000 SF
Lot Size0.11 Acres
Days on Market1502
Property Features for 30 Pleasant Hill Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
9999
Bedrooms
7
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 5, Bathroom 1, Bedroom 4, Bedroom 7, Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 6, Bedroom 2, Bathroom 2
Parking
3
Directions
off Gallivan Blvd
Subdivision
Mattapan
Standard status
Pending
APN
1314413
Size
3,000 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2021
Tax Annual Amount
7500
Amenities
enclosed porches
laundry hookup
Building Details
Year built
1935
Floors in Building
3
Number of units
2
Listing Agency:
RE/MAX Realty Plus · RE/MAX International
Listed By:
James Fitzgerald
(617) 268-5100
Added: Jul 29, 2022
Changed: Sep 4
Last Checked: Sep 7 at 6:06AM
MLS# 73018889
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1935, this two-unit duplex provides 3,000 square feet of residential space with a combined six bedrooms and 2.5 bathrooms. The first unit includes 2 bedrooms and 1 bathroom, while the second offers 4 bedrooms and 1.5 bathrooms. Both residences feature hardwood flooring, natural wood details, enclosed porches, built-in storage, and basement laundry hookups.
The property occupies a 0.11-acre lot at 30 Pleasant Hill Ave in Boston’s 02126 postal area. Walsh Park is located steps away, and Lower Mills is minutes from the property with restaurants nearby. Showings are available by appointment only.
The property occupies a 0.11-acre lot at 30 Pleasant Hill Ave in Boston’s 02126 postal area. Walsh Park is located steps away, and Lower Mills is minutes from the property with restaurants nearby. Showings are available by appointment only.
Key Highlights
- Two‑unit duplex with 3,000 square feet of residential space
- Unit 1 includes 2 bedrooms and 1 bathroom
- Unit 2 includes 4 bedrooms and 1.5 bathrooms
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
$75,808
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
8.07%
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%
$1,516,160
$1.5M
Cap Rate 7%
$1,082,971
$1.1M
Cap Rate 9%
$842,311
$842.3K
Market Conditions
NOI Build-Up for 3,000 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
$113.4K $37.80/SF
− Vacancy
−$5.1K −$1.70/SF
EGI
$108.3K $36.10/SF
− OpEx
−$32.5K −$10.83/SF
NOI
$75.8K $25.27/SF
Area
Boston, MA
Vacancy
4.50%
Lease Rate
$37.80 /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%
$1,516,160
Cap Rate 7%
$1,082,971
Cap Rate 9%
$842,311
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$947.6K – $1.26M
NOI $75,808 @ 7.0% cap · market cap 8.07%
Second Best
Apartment 5plus
$1.01M
$881.0K – $1.17M
NOI $70,476 @ 7.0% cap · market cap 7.51%
Theoretical Best
Office A
$2.25M
$1.97M – $2.62M
NOI $157,248 @ 7.0% cap · market cap 16.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,354
Businesses Nearby
Explore this area
Business Placement
Demographics for 02126, MA
22,734
Population
9,617
Households
2.4
Avg Household Size
38
Median Age
24%
College-Educated
87%
High-School Grad
1.8 sq mi
ZIP Area
12,630
Density / Sq Mi
$67,206
Median Household Income
$42,397
Median Earnings
$1,659
Median Rent
$515,000
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?
Duplex - The property contains two residential units with hardwood floors, enclosed porches, and basement laundry hookups.
Where is this duplex located?
The property is located at 30 Pleasant Hill Ave Boston, MA.
What is the asking price?
The asking price for this property is $939,000.
What are key features of this property?
This property features: Two‑unit duplex with 3,000 square feet of residential space; Unit 1 includes 2 bedrooms and 1 bathroom; Unit 2 includes 4 bedrooms and 1.5 bathrooms
