Duplex With Two-Car
For Sale
$899,900
Pending
101 Pagoda Street, Milton, MA 02186
Two separate living layouts include bonus rooms, hardwood flooring, and access to a private yard on a corner lot.
Property Size2,893 SF
Days on Market74
Property Features for 101 Pagoda Street
General Information
Standard status
Pending
Size
2,893 SF
Total Parking Spaces
4
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,544
Amenities
private yard
Building Details
Building Size
2,893 SF
Year Built
1903
Buildings
1
Listing Agency:
Greater Boston Realty
(413) 717-0635
Listed By:
Alisa & Tony Team
Source:
Classifiedrealtygroup
Added: Jun 20
Changed: Aug 30
Last Checked: Jun 25 at 12:39PM
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 Greater Boston Realty
Investment Insights
Based on property information with market context.
This duplex, built in 1903, contains 2,893 square feet with distinct living arrangements for both units. Hardwood floors add character throughout, while bonus rooms on the first and second levels can serve as sunrooms or home offices. The upper unit includes two levels of living space.
A two-car garage provides enclosed storage, including room for snowblowers and gardening equipment. The property also includes a private yard suited to gardening, outdoor entertaining, or everyday use. Its corner-lot setting adds separation around the two-family layout.
A two-car garage provides enclosed storage, including room for snowblowers and gardening equipment. The property also includes a private yard suited to gardening, outdoor entertaining, or everyday use. Its corner-lot setting adds separation around the two-family layout.
Key Highlights
- Duplex with 2,893 square feet and two distinct unit layouts
- Built in 1903
- Two‑car garage with storage space for snowblower and gardening tools
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
$51,824
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
5.76%
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%
$1,036,480
$1.0M
Cap Rate 7%
$740,343
$740.3K
Cap Rate 9%
$575,822
$575.8K
Market Conditions
NOI Build-Up for 2,893 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
$78.1K $27.00/SF
− Vacancy
−$4.1K −$1.41/SF
EGI
$74.0K $25.59/SF
− OpEx
−$22.2K −$7.68/SF
NOI
$51.8K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$1,036,480
Cap Rate 7%
$740,343
Cap Rate 9%
$575,822
Alternative Uses
Best Use
Multifamily LT 5
$740.3K
$647.8K – $863.7K
NOI $51,824 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$683.1K
$597.7K – $796.9K
NOI $47,816 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,885 @ 7.0% cap · market cap 13.32%
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
210
Businesses Nearby
Explore this area
Business Placement
Demographics for 02186, MA
28,637
Population
9,447
Households
3
Avg Household Size
41
Median Age
70%
College-Educated
96%
High-School Grad
13.7 sq mi
ZIP Area
2,090
Density / Sq Mi
$177,222
Median Household Income
$83,510
Median Earnings
$1,545
Median Rent
$896,500
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?
Duplex - Two separate living layouts include bonus rooms, hardwood flooring, and access to a private yard on a corner lot.
Where is this duplex located?
The property is located at 101 Pagoda Street Milton, MA.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Duplex with 2,893 square feet and two distinct unit layouts; Built in 1903; Two‑car garage with storage space for snowblower and gardening tools
